HomeMy WebLinkAboutPC_2022-06-07_AgendaPacket
CITY OF ATASCADERO PLANNING COMMISSION AGENDA
In accordance with City Council Resolution No. 2022-038 and the requirements of AB
361, the Planning Commission Meeting will not be physically open to the public and
Planning Commissioners will be teleconferencing into the meeting.
HOW TO OBSERVE THE MEETING:
To maximize public safety while still maintaining transparency and public access, the meeting
will be available by clicking on the following link:
Planning Commission - 832 5023 8111 (No Passcode Required)
https://us02web.zoom.us/j/83250238111?pwd=SG9OdGxyNHNTNmxRWEpHTzRQK0VnQT09
The video recording of the meeting will be available through the City’s website and on the
City’s YouTube channel.
HOW TO SUBMIT PUBLIC COMMENT:
Members of the public are highly encouraged to participate in live public comment through
the Zoom platform using the link above or by calling 669-900-6833 to listen and provide public
comment via phone.
If you wish to comment but not via a live platform, please email public comments to:
pc-comments@atascadero.org by 12:00 pm on the day of the meeting. Such email
comments must identify the Agenda Item Number in the subject line of the email. The
comments will be forwarded to the Planning Commission and made a part of the
administrative record. If a comment is received after the deadline for submission but before
the close of the meeting, the comment will still be included as a part of the administrative
record of the meeting but will be forwarded to the Planning Commission the next business
day. Please note, email comments will not be read into the record.
AMERICAN DISABILITY ACT ACCOMMODATIONS:
Any member of the public who needs accommodations should contact the City Clerk’s Office
at cityclerk@atascadero.org or by calling 805-470-3400 at least 48 hours prior to the meeting
or time when services are needed. The City will use their best efforts to provide reasonable
accommodations to afford as much accessibility as possible while also maintaining public
safety in accordance with the City procedure for resolving reasonable accommodation
requests.
Planning Commission agendas and minutes may be viewed on the City's website:
www.atascadero.org.
Copies of the staff reports or other documentation relating to each item of business referred to on
the Agenda are on file in the Community Development Department and are available for public
inspection on our website, www.atascadero.org. Contracts, Resolutions and Ordinances will be
allocated a number once they are approved by the Planning Commission. The Minutes of this
meeting will reflect these numbers. All documents submitted by the public during Planning
Commission meetings that are either read into the record or referred to in their statement will be
noted in the Minutes and available for review by contacting the Community Development
Department. All documents are available for public inspection during City Hall business hours by
appointment.
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
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Commission Website.
CITY OF ATASCADERO
PLANNING COMMISSION AGENDA
REGULAR MEETING
Tuesday, June 7, 2022
6:00 P.M.
City Hall Council Chambers
6500 Palma Avenue, 4th Floor
Atascadero, California 93422
CALL TO ORDER
Pledge of Allegiance
Roll Call: Chairperson Jeff van den Eikhof
Vice Chairperson Tori Keen
Commissioner Jason Anderson
Commissioner Victoria Carranza
Commissioner Greg Heath
Commissioner Randy Hughes
Commissioner Dennis Schmidt
APPROVAL OF AGENDA
PUBLIC COMMENT (This portion of the meeting is reserved for persons wishing to
address the Commission on any matter not on this agenda and over which the
Commission has jurisdiction. Speakers are limited to three minutes. Please state your
name for the record before making your presentation. The Commission may take action
to direct the staff to place a matter of business on a future agenda.)
CONSENT CALENDAR (All items on the consent calendar are considered to be routine
and non-controversial by City staff and will be approved by one motion i f no member of
the Commission or public wishes to comment or ask questions.)
1. APPROVE THE DRAFT MINUTES OF MAY 3, 2022
• Recommendation: Commission approve the May 3, 2022 Minutes.
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2022
Page 2 of 4
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
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Commission Website.
PLANNING COMMISSION BUSINESS
PUBLIC HEARINGS
(For each of the following items, the public will be given an opportunity to speak. After a
staff report, the Chair will open the public hearing and invite the applicant or applicant’s
representative to make any comments. Members of the public will be invited to provide
testimony to the Commission following the applicant. Speakers should state their name
for the record and can address the Commission for three minutes. After all public
comments have been received, the public hearing will be closed, and the Commission
will discuss the item and take appropriate action(s).
DISCLOSURE OF EX PARTE COMMUNICATIONS:
Prior to a project hearing, Planning Commission Members must disclose any communications they have had on any
quasi-judicial agenda items. This includes, but is not limited to, Tentative Subdivision Maps, Parcel Maps, Variances,
Conditional Use Permits and Planned Development Permits. This does not disqualify the Planning Commission
Member from participating and voting on the matter, but gives the public and applicant a n opportunity to comment on
the ex parte communication.
2. MASTER PLAN OF DEVELOPMENT FOR THE DEL RIO MARKETPLACE
The proposed project (Del Rio Marketplace) is an Amendment to the previously
approved Master Plan of Development for the Northeast site of the Del Rio Road
Commercial Area Specific Plan. The project proposes a mix of retail, office, light
industrial, and residential uses. No exceptions are being requested at this time.
An addendum to the originally certified EIR has been prepared showing no
additional impacts.
The proposed project includes the following addresses/APN’s:
049-102-075 (1825 El Camino Real), 049-102-051 (1745 El Camino Real), 049-102-031
(1831 El Camino Real), 049-102-048 (5510 Del Rio Rd), 049-102-045 (5700 Del Rio
Rd), 049-102-056 (1905 El Camino Real)
Recommendation: Staff’s recommendation is to approve the project with
conditions. (AMND19-0063).
3. COMMUNITY DEVELOPMENT STAFF REPORTS
The Community Development Director will give an overview of upcoming revisions
to the Municipal Code to implement government code changes related to
Accessory Dwelling Units, Urban Dwelling Units and Urban Lot splits.
(ZCH21-0006)
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2022
Page 3 of 4
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
COMMISSIONER COMMENTS AND REPORTS
DIRECTOR’S REPORT
ADJOURNMENT
The next regular meeting will be held on June 21, 2022, at 6:00 p.m.
Please note: Should anyone challenge in court any proposed development entitlement listed on this Agenda, that person
may be limited to raising those issues addressed at the public hearing described in this notice or in written
correspondence delivered to the Planning Commission at, or prior to, this public hearing.
City of Atascadero Planning Commission Agenda Regular Meeting, June 7, 2022
Page 4 of 4
WEBSITE: www.atascadero.org
http://www.facebook.com/planningatascadero
@atownplanning
Scan this QR Code
with your smartphone
to view the Planning
Commission Website.
City of Atascadero
WELCOME TO THE ATASCADERO PLANNING COMMISSION MEETING
The Planning Commission meets in regular session on the first and third Tuesday of each month at 6:00 p.m. at City
Hall, Council Chambers, 6500 Palma Avenue, Atascadero. Matters are considered by the Commission in the order of
the printed Agenda.
Copies of the staff reports or other documentation relating to each item of business referred t o on the Agenda are on
file in the office of the Community Development Department and are available for public inspection during City Hall
business hours at the Front Counter of City Hall, 6500 Palma Avenue, Atascadero, and on our website,
www.atascadero.org. All documents submitted by the public during Commission meetings that are either read into
the record or referred to in their statement will be noted in the minutes and available for review in the Community
Development Department. Commission meetings are audio recorded, and may be reviewed by the public. Copies of
meeting recordings are available for a fee. Contact the City Clerk for more information at (805) 470-3400.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in a City
meeting or other services offered by this City, please contact the City Manager’s Office or the City Clerk’s Office,
both at (805) 470-3400. Notification at least 48 hours prior to the meeting or time when services are needed will
assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or
service.
TO SPEAK ON SUBJECTS NOT LISTED ON THE AGENDA
Under Agenda item, “PUBLIC COMMENT”, the Chairperson will call for anyone from the audience having business
with the Commission to approach the lectern and be recognized.
1. Give your name for the record (not required).
2. State the nature of your business.
3. All comments are limited to 3 minutes.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
This is when items not on the Agenda may be brought to the Commission’s attention. A maximum of 30 minutes will
be allowed for Public Comment Portion (unless changed by the Commission).
TO SPEAK ON AGENDA ITEMS (from Title 2, Chapter 1 of the Atascadero Municipal Code)
Members of the audience may speak on any item on the agenda. The Chairperson will identify the subject, staff will
give their report, and the Commission will ask questions of staff. The Chairperson will announce when the public
comment period is open and will request anyone interested to address the Commission regarding the matter being
considered to step up to the lectern. If you wish to speak for, against or comment in any way:
1. You must approach the lectern and be recognized by the Chairperson.
2. Give your name (not required).
3. Make your statement.
4. All comments should be made to the Chairperson and Commission.
5. No person shall be permitted to make slanderous, profane or negative personal remarks concerning any
other individual, absent or present.
6. All comments limited to 3 minutes.
If you wish to use a computer presentation to support your comments, you must notify the C ommunity Development
Department at (805) 470-3402 at least 24 hours prior to the meeting. Digital presentations brought to the meeting
should be on a USB drive or CD. You are required to submit to the Recording Secretary a printed copy of your
presentation for the record. Please check in with the Recording Secretary before the meeting begins to announce
your presence and turn in the printed copy.
The Chairperson will announce when the public comment period is closed, and thereafter, no further public
comments will be heard by the Commission.
PC Draft Minutes of 5/3/2022
Page 1 of 3
ITEM NUMBER: 1
DATE: 6-7-22
CITY OF ATASCADERO
PLANNING COMMISSION
DRAFT MINUTES
Regular Meeting – Tuesday, May 3, 2022 – 6:00 P.M.
City Hall (Teleconference)
6500 Palma Avenue, Atascadero, California
CALL TO ORDER - 6:00 p.m.
Chairperson van den Eikhof called the meeting to order at 6:01 p.m. and Commissioner
Hughes led the Pledge of Allegiance.
ROLL CALL
Present: By Teleconference - Commissioners Anderson, Heath, Hughes,
Schmidt, and Chairperson van den Eikhof
Absent: Commissioner Carranza (excused absence)
Vice Chairperson Keen (excused absence)
Vacant: None
Others Present: By Teleconference - Recording Secretary, Annette Manier
Staff Present: By Teleconference –
Community Development Director, Phil Dunsmore
Senior Planner, Kelly Gleason
Associate Planner, Mariah Gasch
APPROVAL OF AGENDA
MOTION: By Commissioner Schmidt and seconded by
Commissioner Anderson to approve the Agenda.
Motion passed 5:0 by a roll-call vote.
(Keen, Carranza absent)
1
PC Draft Minutes of 5/3/2022
Page 2 of 3
ITEM NUMBER: 1
DATE: 6-7-22
PUBLIC COMMENT
None
Chairperson van den Eikhof closed the Public Comment period.
CONSENT CALENDAR
1. APPROVE THE DRAFT MINUTES OF MAY 3, 2022
• Recommendation: Commission approve the May 3, 2022 Minutes.
MOTION: By Commissioner Heath and seconded by
Commissioner Hughes to approve the
Consent Calendar.
Motion passed 5:0 by a roll-call vote.
(Keen, Carranza absent)
PLANNING COMMISSION BUSINESS
None.
COMMUNITY DEVELOPMENT STAFF REPORTS
None.
PUBLIC HEARINGS
2. CONDITIONAL USE PERMIT FOR 2300 RAMONA ROAD
The proposed project includes the review of a proposed expansion of an existing
animal housing and veterinary facility for a new 15,000 square foot animal shelter
which will accommodate the addition of dog adoptions as well as cat adoptions
and various shelter services for Woods Humane Society on APN 049-141-043.
The project is exempt from the California Environmental Quality Act (CEQA), under
Categorical Exemption §15332, Class 32 In-fill development.
Recommendation: Staff’s recommendation is to approve the project with
conditions. (USE22-0027).
EX PARTE COMMUNICATIONS
Commissioner Heath visited the facility in San Luis Obispo and met with a couple of
representatives.
Chairperson van den Eikhof visited the site a few months ago after the DRC saw this
item. He toured the facility and met with a couple of representatives.
Planner Gasch presented the staff report, and she and Director Dunsmore answered
questions from the Commission. There are two gates for the facility; one is a security
gate and there is an additional gate for a staff parking area. These would remain open
during operating hours.
2
PC Draft Minutes of 5/3/2022
Page 3 of 3
ITEM NUMBER: 1
DATE: 6-7-22
PUBLIC COMMENT
The following members of the public spoke: Neil Trent, Heather Lewis, Wendy Burman,
(all representing Woods), and Barbara Warren.
Recording Secretary Manier stated that numerous comments were received, forwarded
to the Commission, and posted on the City’s website.
Director Dunsmore stated that when the building permits come in for this project, each
department will review this project to ensure code compliance.
Chairperson van den Eikhof closed the Public Comment period.
MOTION: By Commissioner Anderson and seconded
by Commissioner Hughes to adopt PC
Resolution approving a Conditional Use
Permit USE22-0027, allowing the expansion
of an existing animal shelter and spay/neuter
dog adoption and care facility in the Public
zone, at 2300 Ramona Road, based on
findings and subject to Conditions of
Approval, to include staff’s recommendation
to revise the wall condition as follows:
• There will be a wall over the future sewer line
and if the sewer line is ever damaged, the
applicant must repair it.
Motion passed 5:0 by a roll-call vote.
(Keen, Carranza absent)
COMMISSIONER COMMENTS AND REPORTS
None
DIRECTOR’S REPORT
Director Dunsmore gave an update on the General Plan Update, Del Rio
Marketplace/Valley Fresh Market, SB9 and ADU’s. Director Dunsmore stated that we
intend to hear SB9/ADU’s on the next agenda.
ADJOURNMENT – 7:35 p.m.
The next regular meeting is scheduled for May 17, 2022, at City Hall, Council Chambers,
6500 Palma Avenue, Atascadero.
MINUTES PREPARED BY:
____________________________
Annette Manier, Recording Secretary
Administrative Assistant
3
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
ADDITIONAL INFORMATION MAY BE OBTAINED BY CONTACTING THE ATASCADERO
COMMUNITY DEVELOPMENT DEPARTMENT AT
http://www.atascadero.org
6500 PALMA AVENUE | ATASCADERO, CA 93422 | (805) 461-5000
Atascadero Planning Commission
Staff Report – Community Development Department
Del Rio Marketplace
(AMND19-0063)
RECOMMENDATION(S):
Planning Commission Adopt Draft PC Resolution approving a Conditional Use Permit
Amendment, Tentative Parcel Map (AT22-0011), and EIR Addendum for the Del Rio
Marketplace, subject to findings and conditions of approval.
Project Info In Brief:
PROJECT
ADDRESS:
1745, 1835, 1905, 1955
El Camino Real Atascadero, CA APN 049-102-051, 075,
031, 056, 045
PROJECT
PLANNER
Kelly Gleason
Senior Planner
805-470-
3446 kgleason@atascadero.org
APPLICANT Patti Whelen / MP Annex, LLC
PROPERTY
OWNER MP Annex, LLC
GENERAL PLAN
DESIGNATION:
ZONING
DISTRICT:
SITE
AREA EXISTING USE PROPOSED USE
General
Commercial (GC)
Commercial
Retail /
Specific Plan
2 (CR / SP2)
Approxi
mately
11.1
acres
Vacant / Single-
family residence Mixed-Use development
ENVIRONMENTAL DETERMINATION
The proposed project is consistent with the previously certified EIR for the del Rio Road
Commercial Area Specific Plan adopted on June 26, 2012 and amended on September 22,
2020 in accordance with the California Environmental Quality Act (California Public Resources
Code §§ 21000, et seq., “CEQA”). An addendum was prepared to address traffic related
impacts and modify mitigation measure timing and effectiveness based on refined project plans.
4
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Zoning and Location 2018 Aerial
North: South: East: West:
Residential Single-
family/PD17 (RSF-
X/PD17)
Commercial retail (CR) Residential Single-
family/PD17 (RSF-
X/PD17)
Commercial Retail
(CR) / Commercial
Tourist (CT) /
Commercial Park
(CPK)
DISCUSSION:
Background
The Del Rio Area Specific Plan was adopted in 2012 and amended in 2020. The original
plan envisioned the North-End development site as a commercial retail center. The City
initiated an amendment in 2020 to modify traffic mitigation based on the formal withdrawal
of Walmart permits. During that amendment, the list of allowed and conditionally allowed
uses was modified to provide flexibility in land uses and expand light -industrial and
business park uses while eliminating fuel stations, drive-through restaurants, and related
high traffic generating uses. The site was marketed to regional tech and manufacturing
companies in addition to office and grocery anchors. A local grocery store has currently
signed on to anchor the site.
SFR
CR
CT
CPK
CR
SP
boundary
5
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Project Summary
The project site is approximately 11.1 acres. A majority of the project site is within the Del
Rio Road Commercial Area Specific Plan (Specific plan) with the most northern parcel
resting outside the formal Specific plan boundary. The project includes a tentative parcel
map to modify the existing lot lines to accommodate building construction based on the
current plan.
The applicant is proposing a mixed-use commercial center that includes retail, office,
light-industrial, and residential opportunities. The current proposal includes a 32,400
square-foot grocery anchor tenant with 31,700 square-feet of ancillary retail/commercial
uses, 18,600 square-feet of light-industrial space, and 31,500 square-feet of ground floor
office space with options for second and third floor office or residential uses. Should the
upper floors of the office buildings develop as residential, there would be up to an
estimated 82 units. The applicant will be able to decide at time of building permit submittal
what mix of uses the buildings will contain.
The project approval will establish a Master Plan of Development for the site and provide
a “worst case” scenario traffic analysis to determine required mitigation, consistent with
the Del Rio Road Commercial Area Specific Plan EIR. Per the adopted Specific Plan, the
Master Plan of Development will be approved by City Council. City Council is scheduled
to review the Planning Commission’s recommendation for the project on July 12th.
Project Site
6
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
ANALYSIS:
Use Standards:
The project site is located in the Commercial Retail zoning district with a Specific Plan
Overlay. The specific Plan refines the list of allowed and conditionally allowed uses to
expand business and light-industrial type uses and restrict drive-through and other high
traffic generating uses. Where silent, all other uses of the underlying zoning district are
allowed.
Mixed-use development is allowed in the CR zoning district with the approval of a
conditional use permit. The proposed plan envisions 3 -story buildings at the northern and
south-eastern buildings of the site, above intended light-industrial and office uses (Office
and Exchange buildings). The second and third floor will be designed to either
accommodate expanded office uses or residential units depending on demand.
Site Design:
The site concept includes an angled design to activate the corner of Del Rio and El
Camino Real and to provide sight lines from the intersection into the center. A plaza space
is included at the corner of the site to allow for outdoor oriented uses and to create visual
7
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
interest. The Northern portion of the site is envisioned for office and light industrial uses
to create a consolidated business park component. It is important to note that the most
northern parcel included in the development plan is outside the specific plan area, but is
under the same ownership as the adjacent parcels and is included in the overall site
design to provide shared parking and access. This parcel is zoned Commercial Retail
and allows similar land uses as the Specific Plan. The Specific Plan required shared
access to this parcel, which this design accommodates. Parking, access, and drainage
easements will be required to ensure continued functionality of the center as one
development.
The main entrance to the site is provided by a vehicular driveway from El Camino Real.
This driveway is limited to right-in, right-out only to limit traffic conflicts on El Camino Real.
One other driveway located along the El Camino frontage will align with the Home 2 Suites
driveway allowing vehicles to turn both directions while exiting. An additional driveway is
located on Del Rio Road and is envisioned to align with the proposed main commercial
driveway for the Del Rio Ranch project to the south. Road and frontage improvements
will be consistent with the adopted City traffic concept plans with modifications as needed
to accommodate site design specifics and projected traffic needs.
The proposed office buildings with potential for second and third floor residential units
have been sited toward the eastern and northern edges of the property to provide a
transition between the commercial uses and the existing adjacent single-family uses, thus
enhancing neighborhood compatibility. The plan has incorporated a sound wall along
portions of the eastern property line per the standards of the Specific Plan.
The grocery anchor is sited at an angle to provide for a unique site design and enhanced
sight line into the center from the Del Rio Road / El Camino real intersection. At the closest
point to the rear property line, the grocery building will be 45 -feet from the adjacent
residential property. The rear loading area for the market faces the new residential
development under the same ownership as this property. In some locations, the grocery
building pad is at a lower elevation than the surrounding residential parcels, further
reducing the visual impact of the building.
There are no required front and side yard setbacks and a required 10 -foot rear setback
along the eastern property line. The proposed project provides a minimum 22 -foot
8
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
setback from the norther side property line (22-feet to the exchange 1 building and 80 -
feet to the 3-story mixed-use building) and a minimum 45-feet from the rear property line.
Landscaping
Landscaping is included along all development edges and throughout the parking lot.
Landscape screening is provided along the eastern edge adjacent to the existing
residential properties to support neighborhood compatibility. The northern property is
outside of the formal Specific Plan boundary; however, attention has been given to the
interface between the development and adjacent residential properties. The proposed
office / mixed-use building is setback approximately 80-feet from the property line with
parking between the building and property boundary. The property directly to the north i s
a flag lot consisting of a driveway to a single -family residence, providing an additional
buffer to the housing development farther north. Ample room for trees and dense shrubs
is provided with a solid wall or fence proposed as required by code. A condition has been
added to provide dense evergreen landscaping at the project edges to the greatest extent
feasible.
The El Camino frontage has been reserved for drainage improvements which will also
allow ample landscaping and accentuation of the streetscape. Basins will be
approximately 4-feet deep and landscaped with native grasses and trees along the banks.
Basins are conditioned to be unfenced. A basin is also included at the north-eastern
portion of the site. This basin accommodates drainage requirements for the adjacent
residential development and will have a solid fence along the commercial development
boundary to allow for transparent fencing from the residential side. This basin is
maintained by the adjacent residential development and an easement has been recorded
to ensure continued maintenance and access.
Trash enclosures are placed throughout the site providing accessible locations for all
tenants. At the recommendation of the DRC, trash enclosures were relocated away from
the pedestrian connection to the single-family neighborhood to the east creating a more
inviting connection and allow for an expanded pathway that more directly connects to the
Valley Fresh plaza space. Plaza spaces are included adjacent to the retail buildings to
provide outdoor use opportunities and specifically cater to restaurants, coffee shops,
micro-breweries, and similar uses. A condition has been included to ensure that these
spaces include decorative pavement to highlight these areas.
Architecture:
The Del Rio Commercial Area Specific Plan includes architectural design standards for
properties with the Specific Plan area that focus on contemporary Agrarian themes.
Agrarian design themes blend modern materials with agricultural based building forms to
create a modern rustic architecture. This theme allows for a variety of building features
and roof forms creating cohesiveness throughout the area while allowing for unique
design features and tenant identity.
9
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
The proposed elevations for the grocery st ore include vertical wood-look siding, board
and batten elements, metal roofing, and metal awnings, consistent with an agrarian
theme. Black storefront window and door systems are proposed facing the parking lot
and adjacent plaza spaces. The main building is 35-feet in height with architectural tower
and roofline features reaching 45-feet in height, as allowed by the Specific Plan.
The other buildings are still conceptual in nature to allow for changes based on tenant
needs but include similar elements such as metal siding, exposed rafter tails, and metal
trellises and awnings. A condition is included to require that these buildings incorporate
complimentary agrarian design elements as proposed and as consistent with the Specific
Plan.
10
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Signage
The Del Rio Road Commercial Area Specific Plan includes a sign program for
development within the Specific Plan boundaries. The plan allows for wall mounted
signage in addition to awning and projecting signs for each tenant space. The maximum
area permitted for wall signs is 1 square-foot per linear foot of tenant building frontage
and must be proportional to the building in terms of letter size and location. Valley Fresh
is the only tenant identified at this time. The tenant space includes one larger main sign
above the building’s main entrance areas and 2 smaller signs above awnings to the side
(“deli” and “bakery”). The main Valley Fresh sign is comprised of internally illuminated
channel letters, consistent with the Specific Plan sign program. The Valley Fresh tenant
space is 216-feet in length allowing for up to a 216 square-foot sign. The proposed sign
is 214 square-feet, within the requirements of the Specific Plan. The building is located
toward the rear of the site, necessitating a large r sign for visibility. The sign location and
size are proportional and compatible with the building architecture.
The project also proposes a center identification sign located at the intersection of El
Camino Real and Del Rio Road.
The sign is envisioned to be
individual letters mounted on an
entry trellis feature above the
corner plaza. A condition has
been added that this sign be
backlit or externally illuminated
to minimize glare from internally
illuminated letters and enhance
the sense of place at the corner.
11
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Center entry signs are also proposed at each project driveway entrance allowing for
signage for each tenant along the project frontages to increase visibility. The signs include
a decorative rock veneer base, wood, and steel elements consistent with the center
architecture. The sign design allows for 15 tenants with varying degrees of prominence.
The total sigh height is proposed to be 20 -feet from the ground level to the top of the
architectural roof feature.
The Atascadero Municipal code allows multi-tenant free standing signs for commercial
centers. The code allows for a maximum of 1 monument sign per property with a
maximum height of 12-feet and a maximum total signage area of 100 square-feet. The
sign as proposed would require approval of a code exception. Staff is recommending that
the multi-tenant sign be reduced in
height to a maximum of 12-feet from
the ground level to the top of the
signage area. Additional height would
be allowed for the architectural roof
feature. Staff is also recommending
that the monument sign at the north
El Camino Real driveway be
redesigned as a center identification
sign with reduced tenant signage.
This will allow driveway identification
for trucks and patrons and limit
confusion with nearby adjacent
residential driveways but should be
designed to be smaller in scale. Staff
is recommending, and a condition
has been added, to limit the height of
this sign to 8-feet and have a similar
design to the taller monument signs.
Residential Density
The project site is zoned Commercial Retail with a majority of the site also residing within
the boundaries of the Specific Plan. The Specific plan allows for all uses listed in the City’s
CR zoning district (with some restrictions for high traffic generating uses) and therefore,
allows for residential uses on the upper floors of commercial and office buildings. The
applicant does not have office tenants lined up for the proposed buildings yet and wants
to remain flexible to allow second and third floor off ice space as needed. However, if an
office user is not found for the upper floors, the applicant is proposing to include residential
units in these locations. The project area is 11.1 acres allowing a maximum density of up
to 266 residential units on the project site. The applicant envisions 82 units in the areas
designated for mixed-use, far below the maximum allowable base density. The project
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
will be conditioned with a cap on the number of allowable units based on traffic analysis.
The project conditions also include requirements for minimum ground floor height to
ensure that the ground floor remains viable for a variety of commercial uses.
Parking
A total of 580 parking spaces are provided throughout the project site. Based on the
proposed probable uses for the site, a total of 540 spaces are required by the Atascadero
Municipal Code. Additional spaces have been provided to ensure maximum flexibility for
future tenants. Parking has been located throughout the site to allow for each building to
have adjacent parking areas. Parking lot landscaping has been provided throughout and
parking areas have been designed to allow for roll -up doors on the exchange buildings
should future tenants need direct truck access.
Tentative Parcel Map
The proposed project includes consideration of a Tentative Parcel Map. The existing
property contains 6 legal lots of record. The existing property lines will conflict with
proposed structures. The tentative map will reconfigure the lot lines and create an
additional parcel. This will allow for increased financing opportunities as well as
streamlined lease agreements. The project has been conditioned to provide easements
for shared access, parking, and drainage facility maintenance. Agreements will also be
required to be recorded against each parcel notifying any residential tent\ant of the
commercial nature of the site to ensure that commercial activities are prioritized.
Specific Plan Compliance
All master plans of development are required to be consistent with the Del Rio Road
Commercial Area Specific Plan. The Specific Plan policies ensure cohesive development
throughout the Specific Plan area in addition to incorporating standards related to
neighborhood compatibility.
The Specific Plan requires buildings to be articulated on all elevations and use materials
and colors compatible with the Specific Plan design theme. The design should include at
least two main materials and one accent material. Appropriate material s include block,
stucco, wood, concrete, and/or decorative veneer. Large, unarticulated elevations are
prohibited. The proposed architecture for the Del Rio Marketplace is consistent with the
design standards listed in the Specific Plan.
The Specific Plan requires internal connectivity to the adjacent commercial parcel to the
North. As this northern parcel is part of the proposed development, the required internal
access connection has been achieved and thus, the project is consistent with this
requirement.
The Specific Plan requires sound walls along the eastern property edge to mitigate noise
from commercial loading areas. The original site development plan had large buildings
13
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
adjacent and parallel to the eastern property line with loading docks for mu ltiple retail
stores. The new design minimizes commercial loading in this area and buildings have
been setback from the property line to lessen noise impacts. The grocery store is also
designed at an angle with the rear of the building facing the residential development under
the same ownership as this project. Staff has added a condition that the sound walls be
consistent with the Specific Plan (along the eastern project edge) and that a noise
analysis be provided to determine which property lines require a solid block wall for sound
mitigation.
Traffic
An updated traffic analysis has been completed by Central Coast Transportation
Consulting to determine consistency with the Del Rio Road Commercial Area Specific
Plan. The analysis determined that impacts are similar or less than those listed with the
2020 Specific Plan update. Updates to Mitigation Measure timing have been included in
the EIR addendum and project conditions of approval.
Based on the analysis, improvements identified at US101 are not required until the area
reaches full build-out. These future improvements consist of a dedicated right turn lane
onto Northbound US 101 and signal timing modifications. With this project anticipated to
move forward into the construction phase by the end of the year, the project conditions
require the applicant to provide a fair share payment toward the freeway on-ramp
improvements and any signal timing required.
The project developer will be required to construct all improvements (curb, gutter,
sidewalk and road widening) at the intersection of El Camino real and Del Rio Road to
ensure proper lane alignment and configuration. This will necessitate construction of the
curb return and relocation of the signal at the south-east intersection corner (on the Del
Rio Ranch property).
Conclusion
The proposed project consists of a mixed-use development within the Commercial Retail
zoning district and within the Del Rio Road Commercial Area Specific Plan. The project
proposes a unique new concept by introducing a mix of retail, grocery, office, light-
industrial, and residential uses, consistent with the underlying zoning and the Specific
Plan. The project is located at a key commercial node and is part of a larger vision for the
north end of town.
ENVIRONMENTAL DETERMINATION:
The City of Atascadero prepared an Environmental Impact Report (EIR) for the Del Rio
Road Commercial Area Specific Plan in compliance with the California Environmental
Quality Act (CEQA). The City Council certified the Final Environmental Impact Report
(Final EIR) for the Del Rio Road Commercial Area Specific Plan at a public hearing on
14
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
June 26, 2012. The analysis in the Final EIR was at a “project” level of detail, which
anticipated the potential impacts of future approvals to implement the project.
In 2017, the City amended the Del Rio Specific Plan to accommodate the Hilton Hotel on
the western portion of the “Annex” site of the Del Rio Specific Plan to allow for a hotel
instead of retail development. That amendment recognized a reduction in vehicle tri ps
and associated environmental impacts. A four-story, 120-room hotel, north of Del Rio
Road, between Hwy 101 and El Camino Real has been recently completed as a result of
that amendment.
In 2017, Walmart notified the City that they would no longer be pursuing the development
of their Del Rio store in Atascadero. In 2019, development plans were officially withdrawn
and the site is being marketed for sale. On July 12 th, 2020, the tentative parcel map and
associated Master Plan of Development for the project expired. In 2020 amendments to
the Specific Plan were adopted modifying the list of allowed uses on the site, including
the removal of high traffic generating uses, and mitigation measures were modified to
recognize the reduction in trips and traffic impacts through an addendum to the EIR.
The current Master Plan of Development for the Del Rio Marketplace proposes a mix of
uses allowed within the existing Commercial Retail (CR) zoning designation and as
modified by the Specific Plan overlay zone. As t raffic impacts and peak hour timing vary
from the previous EIR addendum, a new addendum was prepared to ensure that
mitigation measures are appropriately correlated to the impacts and to show that impacts
remain the same or are reduced as required by CEQA. The analysis has also shifted from
Level of Service (LOS) to Vehicle Miles Traveled (VMT) with the enaction of new State
law. This addendum considers newly enacted State requirements and reviews traffic
impacts based on VMT, as currently required under CEQA.
After reviewing the facts and analyzing the circumstances, City staff has determined that
a new EIR is not required because none of the circumstances described in CEQA Section
21166, as implemented by CEQA Guidelines Section 15162, would occur. Staff has
prepared an addendum to discuss these issues and the basis for this determination. The
addendum is included in the attached Resolution A for review and consideration.
FINDINGS:
To approve the master plan of development and mixed -use project, the Planning
Commission must make all of the following findings:
Conditional Use Permit
1. The proposed project or use is consistent with the General Plan , and
2. The proposed project or use satisfies all applicable pro visions of the Zoning
Ordinance, and
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
3. The establishment, and subsequent operation or conduct of the use, will not be
detrimental to the health, safety or welfare of the general public or persons
residing or working in the neighborhood of the use, or be detrimental or injurious
to property or improvements in the vicinity, and
4. That the proposed project or use is consistent with the character of the
immediate neighborhood and will not be contrary to its orderly development, and
5. The proposed use or project will not generate a volume of traffic b eyond the safe
capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of
the surrounding neighborhood that would result from full development in
accordance with the land use element, and
6. The proposed project is in compliance with any pertinent city policy or criteria
adopted by ordinance or resolution of the city council.
Tentative Parcel Map
1. The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan (Government Code §§
66474(a) and (b)), and
2. The site is physically suitable for the type of development (Government Code§
66474(c)), and
3. The site is physically suitable for the proposed density of development
(Government Code § 66474(d)), and
4. The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or
wildlife or their habitat. (Government Code § 66474(e )), and
5. The design of the subdivision or the type of improvements will not cause
serious health problems. (Government Code § 66474(f)), and
6. The design of the subdivision will not conflict with easements for access
through or use of property within the proposed subdivision. (Government Code
§ 66474(g)).
ALTERNATIVES:
1. The Planning Commission may recommend modifications to the project and/or
conditions of approval for the project. Any proposed modifications , including
conditions of approval, should be clearly re-stated in any vote on the attached draft
resolution.
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
2. The Planning Commission may determine that more information is needed on
some aspect of the project and may refer the item back to the applicant and staff
to develop the additional information. The Commission should clearly state the
type of information that is required. A motion, and approval of that motion, is
required to continue the item to a future date.
3. The Planning Commission may recommend that he City Council deny the project.
The Commission must specify what findings cannot be made, and provide a brief
oral statement, based on the Staff Report, oral testimony, site visit,
correspondence, or any other rationale introduced and deliberated by the Planning
Commission.
ATTACHMENTS:
1. Draft PC Resolution A
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
DRAFT PC RESOLUTION A
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ATASCADERO RECOMMENDING THAT THE CITY
COUNCIL APPROVE A CONDITIONAL USE PERMIT TO ESTABLISH A
MASTER PLAN OF DEVELOPMENT FOR A MIXED-USE PROJECT
AND A TENTATIVE PARCEL MAP (AT22-0011) TO ESTABLISH A 7
LOT COMMERCIAL DEVELOPMENT INCLUDING AN EIR
ADDENDUM LOCATED AT THE NORTH-EAST PROJECT SITE OF
THE DEL RIO ROAD COMMERCIAL AREA SPECIFIC PLAN
DEL RIO MARKETPLACE
MP. ANNEX, LLC
(AMND19-0063)
WHEREAS, an application has been received from MP Annex, LLC (284 Higuera St,
San Luis Obispo, CA 93401), Owner and Applicant, to consider Planning Application
AMND19-0063, for a Conditional Use Permit to establish a Master Plan of Development for a
mixed-use project and associated Tentative Parcel Map located at 1745, 1835, 1905, 1955 El
Camino Real, Atascadero, CA 93422 (APNs 049-102-051, 049-102-075, 049-102-031, 049-
102-056, and 049-102-045); and
WHEREAS, the site’s General Plan Land Use Designation is General Commercial (GC);
and
WHEREAS, the site’s Zoning District is Commercial Retail with a Specific Plan #2
Overlay Zone (CR/SP2); and
WHEREAS, the City Council adopted the Del Rio Road Commercial Area Specific Plan
and associated entitlements on July 10, 2012; and
WHEREAS, The Del Rio Road Commercial Area Specific Plan envisions a larger scale
development at this key commercial node in accordance with underlying zoning requirements and
standards adopted in the Specific Plan.
WHEREAS, mixed-use development with residential uses on the second and third floors
is a conditionally allowed use in the Commercial Retail (CR) zoning district; and
WHEREAS, in conjunction with the approval of the Del Rio Road Commercial Area
Specific Plan and associated entitlements, the City Council of the City of Atascadero, on June 26,
2012, certified the Del Rio Road Commercial Area Specific Plan Final Environmental Impact
Report (State Clearinghouse No. 2010051034) (herein referred to as the “DRCASP EIR”), adopted
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
a Statement of Overriding Considerations and adopted a Mitigation Monitoring Program in
compliance with the California Environmental Quality Act (herein referred to as "CEQA"); and
WHEREAS, a subsequent project amendment and EIR addendum was adopted by the City
Council on July 11, 2017 in conjunction with the approval of a Hotel at 1800 El Camino Real; and
WHEREAS, the City Council approved an addendum to the EIR in conjunctions with
amendments to the DRRCASP on September 22, 2020; and
WHEREAS, Central Coast Transportation Consulting prepared a report analyzing impacts
from the proposed development as compared to mitigation measures and timing listed in the
amended EIR and determined that impacts were equal to or less than impacts identified in the
amended EIR; and
WHEREAS, to assess potential environmental impacts associated with the proposed
detailed Master Plan of Development for the Del Rio Marketplace, City staff prepared an
addendum to the DRCASP EIR pursuant to CEQA (herein referred to as “Addendum”); and
WHEREAS, based on the Central Coast transportation Consultant Report and proposed
Master Plan of Development City staff prepared draft language amending Mitigation Measure to
address timing and phasing appropriate to mitigate impacts from the current project; and
WHEREAS, the Addendum concluded that the proposed amendments would not result in
any new or substantially more severe impacts than disclosed in the original Del Rio Road
Commercial Area Specific Plan, as amended; and
WHEREAS, Section 21000, et seq., of the Public Recourses Code and Section 15000, et
seq., of Title 14 of the California Code of Regulations (herein referred to as the “CEQA
Guidelines”), which govern the preparation, content, and processing of environmental impact
reports, have been fully implemented in the preparation of the Del Rio Road Commercial Area
Specific Plan and Addendum; and
WHEREAS, the minimum lot size in the CR zoning district is 0.5 acres; and
WHEREAS, the proposed subdivision includes parcels ranging from 0.7 acres to 3.8 acres;
and
WHEREAS, all shared parking and access easements are required to be recorded to ensure
that all parcels have legal access from the adjacent rights-of-way; and
WHEREAS, the project was reviewed by the Design Review Committee at their regularly
scheduled meeting on March 10, 2022; and
WHEREAS, the laws and regulations relating to the preparation and public notice of
environmental documents, as set forth in the State and local guidelines for implementation of the
California Environmental Quality Act (CEQA) have been adhered to; and
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
WHEREAS, a timely and properly noticed Public Hearing upon the subject conditional
use permit application was held by the Planning Commission of the City of Atascadero at which
hearing evidence, oral and documentary, was admitted on behalf of said use permit; and
NOW, THEREFORE BE IT RESOLVED by the Planning Commission of the City of
Atascadero:
SECTION 1. Recitals: The above recitals are true and correct.
SECTION 2. Public Hearings.
1. The Planning Commission held a duly noticed public hearing to consider the project on
June 7, 2022 and considered testimony and reports from staff, the applicants, and the
public.
SECTION 3. Findings. The Planning Commission makes the following findings,
determinations and approvals
1. Findings for Approval of a Conditional Use Permit
A. FINDING: The proposed project or use is consistent with the General Plan
FACT: The project is consistent with the Land Use, Open Space and Circulation (LOC)
Policies and Programs 1.1.7 for infill development; 1.4.1 for screening exterior lights; 2.1.3
and 7.2.3 for providing street trees; and, 8.5.3 for providing on-site stormwater
management. In addition, the project is consistent with Circulation Element (CIR) Policies
and Programs 1.4 for requiring a tree lined street; 1.5.1 for requiring adequate off-street
parking; and 2.3.1 for providing adequate sidewalks as required for all new commercial
development in the City.
The General Plan also includes policies and programs aimed at enhancing the City’s visual
character and promoting economic viability. LOC3 promotes the transformation of El
Camino Real into a distinctive and attractive commercial, office, and industrial park area
which can provide for the long-term economic viability of the community. In addition,
LOC13 provides policies and programs aimed at establishing a range of employment and
business opportunities to provide a sound economic base and ensure that new development
generates sufficient revenue to support public service needs and quality environmental,
social, and educational opportunities. LOC14 also encourages land uses that provide jobs
and services for residents that fit within the city’s character.
The project, as proposed, will provide additional service to surrounding residents and
provide increased property taxes once the site has been developed.
B. FINDING: The proposed project or use satisfies all applicable provisions of the Zoning
Ordinance
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
FACT: The proposed mixed-use development is consistent with the Atascadero Municipal
Code and the Del Rio Road Commercial Area Specific Plan. In the Commercial Retail
Zoning District residential uses on the second and third floors can be permitted though the
Conditional Use Permit process as identified in the Municipal Code. The proposed
structures and site plan are consistent with the applicable provisions of the Atascadero
Municipal Code as conditioned.
C. FINDING: The establishment, and subsequent operation or conduct of the use will not,
because of the circumstances and conditions applied in the particular case, be
detrimental to the health, safety or welfare of the general public or persons residing or
working in the neighborhood of the use, or be detrimental or injurious to property or
improvements in the vicinity of the use
FACT: The proposed development will be located within the Del Rio Road Commercial
Area Specific Plan where commercial uses are identified as desirable and encouraged. The
site design has been reviewed by all City departments for consis tency with code
requirements. The project is proposed to have three access points, one off Del Rio Road
and two off El Camino Real. The project is conditioned to construct frontage improvements
along El Camino Real and Del Rio Rd that will ensure safe traffic patterns in and out of
the site. Intersection improvements are also conditioned that will mitigate traffic impacts.
D. FINDING: The proposed project or use will not be inconsistent with the character of
the immediate neighborhood or contrary to its orderly development
FACT: The project is planned in an area zoned for larger scale commercial development.
The project includes a mix of uses that will complement the surrounding area and provide
development in a key commercial node. The proposed project includes landscaping along
the exterior of the project to provide visual screening from adjacent residential properties.
Residential uses are proposed as part of the site development adjacent to existing residential
uses.
E. FINDING: The proposed use or project will not generate a volume of traffic beyond
the safe capacity of all roads providing access to the project, either existing or to be
improved in conjunction with the project, or beyond the normal traffic volume of the
surrounding neighborhood that would result from full development in accordance with
the land use element
FACT: The proposed project has been reviewed by Central Coast Transportation
Consultants for compliance with the certified EOIR, as amended. The analysis concluded
that traffic volumes and patterns will be safe and within the capacity of adjacent roadways
with mitigation incorporated.
F. FINDING: The proposed project is in compliance with any pertinent City policy or
criteria adopted by ordinance or resolution of the City Council.
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
FACT: The Design Review Committee has reviewed the proposed project and found the
site plan and elevations to be consistent with the criteria in the City’s Design Review
Manual. The City Council has identified this area for larger -scale commercial and office
development. This plan provides a mix of retail, office, light industrial, and residential
development, consistent with this policy.
2. Findings for Approval of a Tentative Parcel Map
A. FINDING: The proposed subdivision, together with the provisions for its design and
improvement, is consistent with the General Plan (Government Code §§ 66474(a) and
(b)), and
FACT: The site is zoned Commercial Retail and allows for commercial development.
All uses proposed are allowed by the underlying zoning district as modified by the Del
Rio Commercial Area Specific Plan. The subdivision proposed lots ranging from 0.7
to 3.8 acres. Shared access and parking easements are provided. As conditioned, the
proposed tentative map meets all standards of the General Plan.
B. FINDING: The site is physically suitable for the type of development (Government
Code§ 66474(c)), and
FACT: The property is zoned Commercial Retail and is suitable for a mixed-use
development. The site is relatively flat and has frontage on both El Camino Real and
Del Rio Road for access.
C. FINDING: The site is physically suitable for the proposed density of development
(Government Code § 66474(d)), and
FACT: The site is zoned Commercial Retail and does not have specific lot coverage
standards. The maximum residential density is 266 units however, only 82 units are
proposed.
D. FINDING: The design of the subdivision or the proposed improvements will not cause
substantial environmental damage or substantially and avoidably injure fish or wildlife
or their habitat. (Government Code § 66474(e)), and
FACT: The proposed project is on a site with no identified sensitive habitats or species.
No negative impacts to the environment will result from the project.
E. FINDING; The design of the subdivision or the type of improvements will not cause
serious health problems. (Government Code § 66474(f)), and
FACT: The project is designed in accordance with all local and State regulations. The
project proposes a mixed-use development at a key commercial node in the City and
will not create any impacts to public health.
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
F. FINDING; The design of the subdivision will not conflict with easements for access
through or use of property within the proposed subdivision. (Government Code §
66474(g)).
FACT: The proposed project includes conditions to provide shared access and parking
easements throughout the site for the benefit of all parcels. The project also includes
relocation of and existing easement to a neighboring parcel. The relocated easement
will be equivalent to the existing easement.
SECTION 4. CEQA. The current Master Plan of Development for the Del Rio Marketplace
proposes a mix of uses allowed within the existing Commercial Retail (CR) zoning designation
and as modified by the Specific Plan overlay zone. As traffic impacts and peak hour timing vary
from the previous EIR addendum, a new addendum was prepared to ensure that mitigation
measures are appropriately correlated to the impacts and to show that impacts remain the same or
are reduced as required by CEQA. The analysis has also shifted from Level of Service (LOS) to
Vehicle Miles Traveled (VMT) with the enaction of new State law. This addendum considers
newly enacted State requirements and reviews traffic impacts based on VMT, as currently required
under CEQA.
After reviewing the facts and analyzing the circumstances, City staff has determined that a new
EIR is not required because none of the circumstances described in CEQA Section 21166, as
implemented by CEQA Guidelines Section 15162, would occur. Staff has prepared an addendum
to discuss these issues and the basis for this determination.
SECTION 5. Recommendation for Approval. The Planning Commission of the City of
Atascadero, in a regular session assembled on June 7, 2022, resolved to recommend that the city
Council approve a Conditional Use Permit to establish a Master plan of Development and allow
for a mixed-use project (AMND19-0063) subject to the following:
1. EXHIBIT A: Conditions of Approval
2. EXHIBIT B: EIR Addendum and Amended Mitigation Monitoring Program
3. EXHIBIT C: Project Design Package
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
On motion by Commissioner ______________ and seconded by Commissioner ______________,
the foregoing resolution is hereby adopted in its entirety by the following roll call vote:
AYES: ( )
NOES: ( )
ABSTAIN: ( )
ABSENT: ( )
ADOPTED: June 7, 2022
CITY OF ATASCADERO, CA
______________________________
Jeff van den Eikhof
Planning Commission Chairperson
Attest:
______________________________
Phil Dunsmore
Planning Commission Secretary
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 1: Conditions of Approval
AMND19-0063
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Planning Department
1. This approval includes the following entitlements:
a) Vesting Tentative Parcel Map (AT22-0011) is for the
creation of 7 legal lots of record described on the attached
exhibits and shall apply to APNs 049-102-051, 075, 031,
056, 045 regardless of owner.
b) Master Plan of Development / conditional Use Permit for a
mixed-use development (Del Rio Marketplace) that
includes a 32,400 square-foot grocery anchor tenant with
31,700 square-feet of ancillary retail/commercial uses,
18,600 square-feet of light-industrial space, and 31,500
square-feet of ground floor office space with options for
second and third floor office or residential uses (up to 85
based density units).
Ongoing PS
2. The approval of these entitlements shall become final and
effective for the purposes of issuing building permits the day
after the city Council hearing, unless an appeal is made in
accordance with the Atascadero Municipal Code.
Ongoing PS
3. The Community Development Director and/or City Engineer
shall have the authority to make modifications to the final map
that remain in substantial conformance with the approved
Tentative Map.
BP / FM PS, CE
4. The Community Development Director and/or city Engineer
shall have the authority to make minor modifications to the
Master Plan of development that are necessary to address code
requirements or result in superior design.
BP / FM PS, CE
5. Approval of these entitlements shall be valid for twenty-four (24)
months after its effective date. At the end of the period, the
approval shall expire and become null and void unless the
project has received a final map (Tentative Map entitlement) or
building permit (Master Plan of Development), or a time
extension has been granted, consistent with the Atascadero
Municipal Code.
BP / FM PS
6. Vesting Tentative Subdivision Map was deemed complete on
May 23, 2022, for the purposes of vested development rights
and fees consistent with the Subdivision Map Act of the State of
California.
On-going PS, CE
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Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
7. A final parcel map drawn in substantial conformance with the
approved vesting tentative map, and in compliance with all
conditions set forth herein, shall be submitted for review and
approval in accordance with the Subdivision Map Act and the
City’s Subdivision Ordinance
FM PS/CE
8. The applicant shall defend, indemnify, and hold harmless the
City of Atascadero or its agents, officers, and employees
against any claim or action brought to challenge an approval by
the City, or any of its entities, concerning the subdivision.
Ongoing
9. All subsequent Tentative Map and construction permits shall be
consistent with the Master Plan of Development approved for
the project.
BP / FM PS, CE
10. The parcel map shall be subject to additional fees for park or
recreation purposes (QUIMBY Act) as required by City
Ordinance
BP PS
11. All maintenance costs listed below shall be 100% funded by
the project in perpetuity, except for public facilities that are
planned for and currently maintained by the City of
Atascadero. The service and maintenance cost shall be
funded through an entity or mechanism established by the
developer, subject to City Staff approval. This entity or
mechanism must be in place prior to, or concurrently with
acceptance of any final map(s) or the issuance of any
building permits. The entity or mechanism shall be
approved by the City Attorney, City Engineer and
Administrative Services Director prior to acceptance of any
Final Map(s) or issuance of any building permits. The
administration of the above mentioned funds, and the
coordination and performance of maintenance activities,
shall be the responsibility of the entity or mechanism.
a) All parking and access areas.
b) All landscaping and lighting within the proposed project area.
c) Common area fencing and/or features.
d) Open areas on private property within the proposed project area
including detention facilities, bio-swales, and other low-impact-
development features.
e) Newly constructed drainage facilities on private property within
the proposed project area.
f) Landscaped frontages within the right-of-way of all public
streets within the defined specific plan boundary.
g) On-site sewer and storm drains located outside of the right-of-
way.
Ongoing PS, CE
26
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
12. Shared paring and access easements shall be recorded over all
parcels. Easements shall also be recorded for shared drainage
facilities. Parking shall not be designated for each use except
for short-term pick-up spaces and residential uses along the
perimeter of the project site as needed.
FM PS, CE
13. An easement shall be recorded on the face of the map to
replace the existing easement to 4890 Obispo Road (APN 049-
102-033). The resulting easement shall be approved by the
benefiting parcel owners and shall be equivalent to the existing
easement rights.
14. Agreements shall be required to be recorded against each
parcel notifying any residential tenant of the commercial nature
of the site to ensure that commercial activities are prioritized.
FM, BP PS, CE
15. All trees on-site or planted as street frontage trees shall be
maintained in a manner that allows the tree to grow to its full
natural height and natural canopy. No growth suppressants
shall be permitted that result in stunting or modifying the natural
growth pattern of the tree.
Ongoing PS
16. All Conditions and mitigation monitoring program for the Del Rio
Road Commercial Area Specific Plan, as amended, are hereby
incorporated by reference.
Ongoing PS
17. The underground stormwater facilities shall be modified to be
located entirely under drive aisles and parking spaces so as not
to preclude tree plantings as shown on the preliminary
landscape plan. All revised drainage plans shall be subject to
the approval of the city Engineer or their designee.
BP PS, CE
18. Sound walls shall be a solid material and shall be designed to
be compatible with the commercial center. Walls shall be earth
toned in color. Sound walls shall be included along the eastern
property line in accordance with the Specific Plan and as
modified per the recommendations of an acoustic analysis to be
completed with building permit submittal.
BP PS
19. Wood fencing shall be high quality and shall include a top rail.
No dog-eared fencing will be permitted.
BP PS
20. Evergreen landscaping shall be included along project edges
adjacent to residentially zoned parcels to the greatest extent
feasible. Landscape materials shall include trees and shrubs
that provide visual screening above the fence/wall line.
BP PS
27
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
21. Landscaping along El Camino Real shall include London Plane
street trees at a spacing of 30-feet on-center. Additional
landscaping shall include accent trees and native grasses
BP PS
22. Del Rio landscaping shall incorporate street trees at a ratio of 1
tree per 30-feet of frontage but may be grouped along the
eastern portion of the frontage to transition to a more rural
character.
BP PS
23. Plaza spaces shall include decorative pavement such as
stamped and/or colored concrete, or similar.
BP PS
24. Future buildings shall be approved by planning staff prior to
permit issuance and shall incorporate design elements
consistent with a contemporary agrarian design theme,
consistent with the Specific Plan and this Master Plan of
Development. Buildings shall compliment the grocery anchor
building in color and style.
BP PS
25. All trash enclosures shall be constructed of dark color split face
block or similar and shall include high quality solid metal doors.
Enclosures shall be designed in accordance with Cal Green
requirements.
BP PS
26. The center identification sign at the corner of El Camino Real
and Del Rio Rd. shall be backlit or eternally illuminated
BP PS
27. First floor ceiling height of multi-story buildings shall be a
minimum of 15-feet.
BP PS
28. Stormwater basins shall be a maximum of 5-feet deep and shall
include native grasses along all slopes with trees planted along
the edges of the basin. All basins shall be unfenced.
BP PS
29. The multi-tenant sign shall be reduced in height to a maximum
of 12-feet from the ground level to the top of the signage area.
The architectural roof feature may extend above the 12-foot
height.
BP PS
30. The height of the free-standing monument sign located at the
northern most driveway on El Camino Real shall be a maximum
of 8-feet high and shall have a similar design to the taller
monument signs.
BP PS
Public Works Project Conditions
City Engineer Project Conditions
28
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
13. A blanket parking and access easement shall be recorded on all
parcels. Drainage easements shall be required to facilitate cross
property drainage and accommodate shared stormwater systems.
BP, GP, FM CE
14. Dedications shall be made to accommodate full buildout to the City
Council adopted plan-line.
BP, GP, FM CE
15. Street trees shall be provided along all project frontages. All street
tree maintenance shall be the responsibility of the adjacent
property owner. Trees shall be maintained in a way that supports
to natural growth of the tree and allows the tree to reach its full
natural height and width.
BP, GP CE
GRADING, DRAINAGE AND STORMWATER
16. The final Stormwater Control Plan (SWCP) and supporting
hydrology report shall be approved by the City Engineer prior to
issuance of any building permit, in accordance with the State
regulations (Regional Water Quality Control Board Res. No. R3-
2013-0032).
BP, GP CE
17. Prior to a final inspection the following City Stormwater
documents shall be completed and approved by the City
Engineer:
● ATAS - SWP-1001_Engineer Certification Form
● ATAS - SWP-1003_OwnerAgentInfo
● ATAS - SWP-1007_Exhibit_B_Instructions_SCM FORM
● ATAS - SWP-1008_Stormwater System Plans and
Manuals
● ATAS - SWP-2002 Stormwater O&M Process and Form
Instructions
● ATAS - SWP-3001_Stormwater System O&M_Agreement
● ATAS - SWP-3002_Private Stormwater System Recorded
Notice
Email publicworks@atascadero.org for copies of the above City
templates.
BP CE
18. A Storm Water Pollution Prevention Plan (SWPPP) is required
prior to any ground disturbing activities. The WDID number
provided upon acceptance of the SWPPP into the State’s
SMARTS system registration shall be noted on the Title Sheet of
BP CE
29
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
the Plans. The QSP shall coordinate with the City Inspector for
State mandated storm water inspections (required by the City)
and shall provide verification of QSP inspections, monitoring,
SWPPP modifications and actions throughout project.
19. An Erosion Control Plan (with notes and details) is required at
Building permit and must reference Best Management Practices
(BMPs) as defined by CASQA and/or City of Atascadero
standards and specifications. Place a note on the plans stating
that erosion control measures shall remain in place and be
maintained throughout all ground disturbing operations until
vegetation has been re-established over approximately 70% of
the disturbed area. All finish graded areas shall be landscaped or
revegetated using a native seed mixture per erosion control
standards.
BP CE
FLOOD CONTROL BASINS
20. All basins must be shown to completely drain within 72 hours, to
the satisfaction of the City Engineer.
Retention Basin. Any drainage basin which is used as a
terminal disposal facility shall be classified as a retention basin.
a. Basin Capacity. The basin capacity is to be based on
the theoretical runoff from a 50-year storm, 10-hour
intensity for 10-hour duration. No reduction in
required capacity shall be given for soil percolation
rates.
b. Percolation Test Required. A minimum of 3
percolation tests per basin shall be submitted to the
City Engineer for review and approval prior to
approval of the plans. The project engineer shall
submit calculations and a report demonstrating the
basin will drain within seven-days of a single storm
event as noted above. Deep soil borings may be
required in areas where there is concern of shallow
depth to groundwater or bedrock. Percolation tests
shall be performed at depths below the basin bottom.
Detention Basin. Any drainage basin which has a downstream
outlet designed to meter the outflow shall be classified as a
detention basin. Basin capacity shall be based on receiving
the runoff from a 50-year storm with the watershed in its fully-
developed condition, and releasing the flow equivalent to the
runoff from a 2-year storm with the project site in its pre-
development condition. The outlet shall release water in a non-
erosive manner.
BP CE
30
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Subsurface Infiltration Basins. Subsurface basins shall be
limited to locations where the depth to seasonally high
groundwater is greater than 10-feet below the deepest portion
of the basin.
Drain Rock. Drain rock shall be clean, crushed
granite (or clean, angular rock of similar approved
hardness) with rock size ranging from 1-1/2-inch to
3/4-inch. Rock gradation shall conform to the
Specification of ASTM C-33 #4.
Operational Requirements.
i. Water quality of inflow (both sediment and
chemical loading) may require pretreatment or
separation
ii. Maintenance plan, including provisions for
vehicular access and confined-space entry safety
requirements, where applicable
iii. A safe overflow path shall be identified on
the plan and may require easements
Easement Requirements. All drainage basins accepting runoff
from roads, streets or other common ownership areas shall be
located in an easement offered for dedication to the public.
Reversionary clauses shall not be permitted. If a fence is
required it shall be located not more than 4-inches inside the
drainage easement line, except where setbacks are required
as part of the land use permit or by the Land Use Ordinance.
Overflow Path Required. The design of all drainage basins
shall identify the designated route for overflow. The Project
Engineer shall design the overflow path so that the flow in a
100- year storm is non-erosive and will not damage
downstream improvements, including other basins. Easem ents
may be required for concentrated flows across multiple
properties.
UTILITIES
21. New and replacement utility distribution systems and services
shall be constructed underground, to the satisfaction of the City
Engineer
BP CE
22. Each building shall be served with separate services for water,
sewer, gas, power, telephone and cable TV. Utility laterals
shall be located and constructed to each building in accordance
BP CE
31
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
with City Engineering Standards and Standard Specifications
and other applicable codes
23. The Applicant shall extend the water distribution system to the
satisfaction of the Atascadero Mutual Water Company (AMWC)
and City Engineer
BP CE
24. The water system shall include easements outside of the road
rights-of-way for water system facilities as required by the
AMWC and to the satisfaction of the City Engineer
BP CE
25. Each lot shall be served with a separate water lateral and meter
in accordance with the AMWC requirements
BP CE
26. A separate water meter(s) shall be installed for irrigation BP CE
27. Above ground facilities required for the water distribution
system, such as backflow prevention device assemblies,
pressure reducing units, and pressure booster stations, shall be
located outside the public right-of-way and, when required,
placed in easements and shall include visual screening to the
satisfaction of AMWC and City Engineer.
BP / FM CE
WASTEWATER
28. The wastewater collection system shall be designed and
constructed in accordance with City Engineering Standards and
Specifications to the satisfaction of the City Engineer.
a. Gravity sanitary sewer (SS) mains shall terminate in
manholes. The development’s private sanitary sewer
main shall tie in to City sewer on El Camino Real in a
manhole.
b. Sewer Manholes shall be placed at changes in slope
and every 400’.
c. Gravity SS mains shall be a minimum of eight (8)
inches in diameter
BP CE
29. The on-site sewer laterals shall be privately owned and
maintained by individual building owners
BP CE
30. Prior to issuance of first building permit, a Sewer Capacity
Analysis is required to confirm the development does not exceed
previously anticipated capacity with early iterations of the Master
BP CE
32
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Plan of Development and Del Rio Commercial Area Specific Plan
to include a list of all uses proposed on site per building
31. Sewer capacity charges/fees will be applied to building permit at
issuance. The applicant shall pay sewer fees i n effect at the time
the Vesting Parcel Map was deemed complete. If any unique
uses are proposed, specific wastewater information may be
required to be submitted, subject to the request and approval of
the City Engineer
BP CE
TRAFFIC
32. Provide Fair share payment for Ramona Rd Realignment and the
right turn lane at US 101 northbound as any associated
improvements and signal timing modifications as listed in the
mitigation measure
BP CE
FRONTAGE IMPROVEMENTS
33. The project shall construct public improvements along El Camino
Real and Del Rio Road in general conformance with the City
Council approved Del Rio Commercial Area Specific Plan Lines in
the vicinity of US 101 Interchange as approved by City Council on
9/22/2020, and other public improvement requirements as
detailed in the Del Rio Commercial Specific Plan approved by
City Council 10/13/2020 as required by traffic impacts, except as
specifically modified by this or subsequent entitlement, to the
satisfaction of the City Engineer.
BP CE
34. The public improvements, including the Del Rio/ El Camino Real
(ECR) intersection, as required by the Traffic Impact Study for the
project, must be completed by the developer (City has issued final
approval) prior to final occupancy of the first building. The
developer’s design team shall work with the City Engineering staff
for 30%, 60%, 90% and Final design reviews.
a. At Del Rio and El Camino Real Intersection, the
project shall provide:
i. Improvements on project corner (northeast)
including but not limited to ramps, traffic
signal modifications and/or replacement, and
striping.
ii. On southeast corner, improvements are
required to bring the lane alignments and
configurations at the intersection to a width
BP CE
33
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
sufficient to serve the project (as indicated in
the Traffic Impact Study) and accommodate
California Legal Design Vehicle Semi Truck
turning movements. Pavement widening and
improvements on southeast corner to
include, at a minimum, pavement widening
and 5:1 transition to existing pavement, a
temporary AC dike and ramp at the ultimate
build out curb line location, traffic signal
modifications and/or replacement, and any
drainage improvements.
b. For Del Rio road frontage, the project shall provide:
i. Curb, gutter and attached 8-foot sidewalk up
to the first driveway east of El Camino Real
and a 6-foot sidewalk beyond that driveway,
ii. A bike lane, one westbound travel lane and
one dedicated left turn lane into the
development,
iii. Improvement past the centerline will be
required to accommodate a temporary
shared/combined eastbound travel lane and
bike lane with minimum 3.5’ shoulder,
however full development of the opposite
side (south side) of Del Rio will be the
responsibility of the adjacent property owners
upon development.
iv. At the eastern end of the property frontage,
transition new pavement to existing
pavement at 5:1 taper. The sidewalk shall
transition to shoulder with use of HMA
Sidewalk Terminus Ramp County of San
Luis Obispo Detail C-7
c. On El Camino Real, the project shall provide:
i. Curb, gutter and 8-foot sidewalk up to
the northern most driveway and a 6-foot
sidewalk beyond the driveway.
ii. Improvements to the centerline of the
roadway, including one through lane and
a dedicated right turn pocket into the
project. Provision must be made for a
left turn lane into the driveway of 1920 El
34
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
Camino Real. Transitions into the turn
lanes must consider the 40 MPH speed
limit for El Camino Real. A median is
required to limit left turns from the
project’s most southern driveway onto El
Camino Real. The northern driveway
must align with the southern driveway of
Home 2 Suites hotel across the street to
prevent conflicts that would require
limiting left turn movements.
iii. At the northern end of the property
frontage, extend improvements to meet
existing curb, gutter and sidewalk along
the frontage of the Colony Homes
development, Tract 2489. Provide a new
driveway apron per City standard 423
(with 4’ accessible sidewalk) for the
access easement and driveway adjacent
to the northern property line
35. A separate encroachment permit is required for any work within a
public Right-of-Way or easement
BP CE
36. Prior to Encroachment permit issuance, the Developer shall
execute an “Engineer of Work Agreement” form and provide to
the City designating who will be providing engineering support for
the design and construction of the improvements for the project.
a. In coordination with the developer, the Engineer of
Work (EOW)-designated Inspector, a third party not
affiliated with the developer’s contractor performing
the work, would be required during the inspection
process of the site and frontage improvements. The
City and EOW inspectors to work together in
collection and record keeping necessary for the
inspection and approval of the improvements. The
EOW inspector would be onsite frequently, or when
work requiring inspection occurs, and the City
Inspector would be checking in periodically based on
the agreed upon schedule with City Staff (i.e. every
two weeks)
BP CE
35
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
37. Public improvement plans (PIPs) shall be prepared by a licensed
civil engineer. PIPs shall be prepared on 24”x36” plan sheets,
use the City Standard border and signature block, and shall
comply with Section 2 of City Standard Specifications. All plans
shall contain the City of Atascadero "Standard Notes for
Improvement Plans" on file in the City Engineer's office
BP CE
38. Road slope easements shall be dedicated where the road prism
cut/fill slopes extend beyond the right-of-way. The easement
shall extend not less than five feet (horizontally) beyond any
daylight or catch line of the graded slope or other required road
facility (such as a brow ditch, retaining wall, drainage swale, etc.),
to the satisfaction of the City Engineer
BP/FM CE
ROAD IMPROVEMENT REQUIREMENTS
39. The horizontal and vertical design of roads shall be in compliance
with the City of Atascadero Engineering Standards and Standard
Specifications, to the satisfaction of the City Engineer. The City
Engineer reserves the right to make modifications to all submitted
road designs, when in the opinion of the City Engineer, the
public’s health and safety is benefitted
BP CE
40. The design of structural pavement sections for on-site roads shall
be based on minimum a Traffic Index (TI) = 6.0 and a 20-year
design life. Off-site/public roads must match existing pavement
sections and/or City Standards Specifications to the satisfaction
of the City Engineer
BP CE
41. New roads with pavement placed prior to the construction of
buildings will be subjected to additional construction traffic and
wear associated with the on-site construction not included in the
design life of the pavement section. Therefore to off-set this, the
AC thickness shall be increased from that which is derived from
CalTrans method by either:
a. 1” if the pavement is placed prior to building
construction (not phased)
b. 1.5” if the pavement construction is phased (i.e. – a
portion of the ultimate pavement thickness is deferred
and a final pavement cap placed prior to final
inspection).
c. Final pavement cap shall not be less than 1.5”
d. Street centerline monuments shall be provided at
intersections and at the beginning and end of curves
along the street centerline
BP CE
36
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
42. Pavement and base sections shall be designed and constructed
in accordance with the City of Atascadero Engineering Standards
and Standard Specifications. When said standards and
specifications are not clear, lack necessary details, or are silent,
the minimum standard shall be based upon the current edition of
the San Luis Obispo County Public Improvement Standards or
Caltrans Standard Drawings and Standard Specifications, as
determined by the City Engineer
BP CE
FINAL MAP
43. Prior to recording the Final Map, the Applicant shall have the map
reviewed by the public utility providers for power, telephone, gas,
cable TV, and the Atascadero Mutual Water Company. The
Applicant shall obtain a letter from each utility company stating
that the easements and rights-of-way shown on the map for
public utility purposes are acceptable
FM CE
44. Documents that the City of Atascadero requires to be recorded
concurrently with the Final Map (e.g.: off-site rights-of-way
dedications, easements not shown on the map, agreements, etc.)
shall be listed on the certificate sheet of the map
FM CE
45. The City of Atascadero may require an additional map sheet for
information purposes in accordance with the Subdivision Map Act
FM CE
46. A 6-feet wide Public Utility Easement (PUE) shall be dedicated
contiguous to the new road rights-of-way for the property
frontages along El Camino Real and Del Rio Road.
FM CE
STANDARD CONDITIONS
47. All public improvements shall be constructed in conformance with the
City of Atascadero Engineering Department Standard Specifications
and Drawings.
BP, GP CE
48. In the event that the applicant is allowed to bond for the public
improvements required as a condition of this map, the applicant shall
enter into a Subdivision Improvement Agreement with the City.
FM CE
37
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
49. An engineer’s estimate of probable cost shall be submitted for review
and approval by the City Engineer to determine the amount of the
bond.
FM CE
50. The Subdivision Improvement Agreement (SIA) shall record
concurrently with the Final Map. If it is the intent of the developer to
pursue a reimbursement agreement with the City for the installation
of off-site sewer facilities, reference to said agreement and terms
shall be included in the SIA.
FM CE
51. The applicant shall be responsible for the relocation and/or alteration
of existing utilities.
BP, GP CE
52. The applicant shall install all new utilities (water, gas, electric, cable
TV and telephone) underground. Utilities shall be extended to the
property line frontage of each lot or its public utility easement.
BP, GP CE
53. The applicant shall monument all property corners for construction
control and shall promptly replace them if disturbed.
FM CE
54. The applicant shall acquire title interest in any off-site land that may
be required to allow for the construction of the improvements. The
applicant shall bear all costs associated with the necessary
acquisitions. The applicant shall also gain concurrence from all
adjacent property owners whose ingress and egress is affected by
these improvements.
FM CE
55. Slope easements shall be provided as needed to accommodate cut
of fill slopes.
FM CE
56. Drainage easements shall be provided as needed to accommodate
both public and private drainage facilities.
FM CE
57. The final map shall be signed by the City Engineer prior to the map
being placed on the agenda for City Council acceptance.
FM CE
58. Prior to recording the parcel map, the applicant shall submit a map
drawn in substantial conformance with the approved tentative map
and in compliance with all conditions set forth herein. The map shall
be submitted for review and approval by the City in accordance with
the Subdivision Map Act and the City's Subdivision Ordinance.
FM CE
38
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
59. Prior to recording the parcel map, the applicant shall set monuments
at all new property corners. A registered civil engineer or licensed
land surveyor shall indicate by certificate on the parcel map, that
corners have been set or shall be set by a date specific and that they
will be sufficient to enable the survey to be retraced.
FM CE
60. Prior to recording the tract map, the applicant shall pay all outstanding
plan check/inspection fees.
FM CE
61. Prior to recording the map, the applicant shall complete all
improvements required by these conditions of approval
FM CE
62. Prior to recording the parcel map, the applicant shall have the map
reviewed by all applicable public and private utility companies (cable,
telephone, gas, electric, Atascadero Mutual Water Company). The
applicant shall obtain a letter from each utility company indicating their
review of the map. The letter shall identify any new easements that
may be required by the utility company. A copy of the letter shall be
submitted to the City. New easements shall be shown on the map.
FM CE
63. Upon recording the final map, the applicant shall provide the City with
a black line clear Mylar (0.4 mil) copy and a blue line print of the
recorded map.
FM CE
64. Prior to the final inspection of any public improvements, the applicant
shall submit a written statement from a registered civil engineer that
all work has been completed and is in full compliance with the
approved plans.
FM CE
65. Prior to the final inspection, the applicant shall submit a written
certification from a registered civil engineer or land surveyor that all
survey monuments have been set as shown on the final map.
BP, GP CE
66. An encroachment permit shall be obtained prior to any work within
City rights of way.
BP, GP CE
67. Prior to the issuance of building permits the applicant shall submit a
grading and drainage plan prepared by a registered civil engineer for
review and approval by the City Engineer.
BP, GP CE
FIRE DEPARTMENT PROJECT CONDITIONS
39
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Conditions of Approval
AMND19-0063
Vesting Tentative Parcel Map AT22-0011
(Del Rio Marketplace)
APNs 049-102-051, 075, 031, 056, 045
Timing
BL: Business License
GP: Grading Permit
BP: Building Permit
FI: Final Inspection
TO: Temporary Occupancy
FO: Final Occupancy
Responsibility
/Monitoring
PS: Planning Services
BS: Building Services
FD: Fire Department
PD: Police Department
CE: City Engineer
WW: Wastewater
CA: City Attorney
68. Internal project and driveways shall meet the City of Atascadero F-7
standard.
BP FD
69. Fire hydrants shall be located within 100-feet of the fire department
connection for each building.
BP FD
70. A 26-foot wide fire lane shall be provided no closer than 15-feet and
no farther than 30-feet from any building exceeding 30-feet in height,
subject to the approval of the Fire Marshal. This may be
accommodated within the parking lot drive aisles.
BP FD
71. An Atascadero Construction Site Safety Plan is required to be
submitted and approved prior issuance of building permits.
BP FD
40
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 2: EIR Addendum and Amended Mitigation Monitoring Program
AMND19-0063
See Following
41
EXHIBIT A
ADDENDUM TO FINAL ENVIRONMENTAL IMPACT REPORT –
Del Rio Road Commercial Area Specific Plan
(Certified by the Atascadero City Council on June 26, 2012
and amended by the Council on September 22, 2020)
1.1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires public agencies to analyze and
consider the environmental consequences of decisions to approve development projects
that they exercise discretion over. CEQA achieves this objective by requiring agencies to
prepare Environmental Impact Reports (EIR’s) for projects with the potential to cause
significant impacts on the physical environment. EIR’s are public documents that analyze
environmental effects related to the planning, construction, and operation of a project,
and indicate ways to reduce or avoid possible environmental damage. An EIR also
discloses growth-inducing impacts, effects found not to be significant, significant
cumulative impacts, and significant impacts that cannot be avoided, if any. The purpose
of an EIR is to inform. EIR’s are not policy documents that recommend project approval
or denial.
As a lead agency, the City of Atascadero prepared an Environmental Impact Report (EIR)
for the Del Rio Road Commercial Area Specific Plan in compliance with the California
Environmental Quality Act (CEQA) (Public Resources Code, section 21000 et seq.) and
the State CEQA Guidelines (California Code of Regulations, Section 15000 et seq., as
amended). The City Council certified the Final Environmental Impact Report (Final EIR)
for the Del Rio Road Commercial Area Specific Plan at a public hearing on June 26, 2012.
As noted in the Final EIR, the analysis in the Final EIR was at a “project” level of detail,
which anticipated the potential impacts of future approvals to implement the project.
Public Resources Code Section 21166 limits the ability of an agency to require an
additional EIR, once one has been certified for a project. Section 21166 provides as
follows:
§21166. Subsequent or Supplemental Impact Report; Conditions.
When an environmental impact report has been prepared for a project pursuant to this division, no
subsequent or supplemental environmental impact report shall be required by the lead agency or by any
responsible agency, unless one or more of the following events occurs:
(a). Substantial changes are proposed in the project which will require major revisions of the
environmental impact report.
(b). Substantial changes occur with respect to the circumstances under which the project is being
undertaken which will require major revisions in the environmental impact report.
(c). New information, which was not known and could not have been known at the time the
environmental impact report was certified as complete, becomes available.
42
The CEQA Guidelines further refine the circumstances under which a supplemental or
subsequent EIR may be required. Guidelines Section 15162 provides as follows:
15162. Subsequent EIRs and Negative Declarations.
(a) When an EIR has been certified or negative declaration adopted for a project, no subsequent EIR
shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in
the light of the whole record, one or more of the following:
(1). Substantial changes are proposed in the project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant effects;
(2). Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR or negative declaration due to
the involvement of new significant environmental effects or a substantial increase in the severity
of previously identified significant effects; or
(3). New information of substantial importance, which was not known and could not have been
known with the exercise of reasonable diligence at the time the previous EIR was certified as
complete or the negative declaration was adopted, shows any of the following:
(A). The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
(B). Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
(C). Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the project,
but the project proponents decline to adopt the mitigation measure or alternative; or
(D). Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant effects on
the environment, but the project proponents decline to adopt the mitigation measure or
alternative.
In 2017, the City amended the Del Rio Specific Plan to accommodate the Hilton Hotel on
the western portion of the “Annex” site of the Del Rio Specific Plan to allow for a hotel
instead of retail development. That amendment recognized a reduction in vehicle trips
and associated environmental impacts. A four-story, 120-room hotel, north of Del Rio
Road, between Hwy 101 and El Camino Real has been recently completed as a result of
that amendment.
In 2017, Walmart notified the City that they would no longer be pursuing the development
of their Del Rio store in Atascadero. In 2019, development plans were officially withdrawn
and the site is being marketed for sale. On July 12th, 2020, the tentative parcel map and
associated Master Plan of Development for the project expired. In 2020 amendments to
the Specific Plan were adopted modifying the list of allowed uses on the site, including
43
the removal of high traffic generating uses, and mitigation measures were modified to
recognize the reduction in trips and traffic impacts through an addendum to the EIR.
The City is currently processing a Master Plan of Development for the North-East project
site within the Del Rio Specific Plan. The master plan proposes a mix of uses allowed
within the existing Commercial Retail (CR) zoning designation and as modified by the
Specific Plan overlay zone. As traffic impacts and peak hour timing vary from the previous
EIR addendum, a new addendum is being prepared to ensure that mitigation measures
are appropriately correlated to the impacts and to show that impacts remain the same or
are reduced as required by CEQA. The analysis has also shifted from Level of Service
(LOS) to Vehicle Miles Traveled (VMT) with the enaction of new State law. This
addendum considers newly enacted State requirements and reviews traffic impacts
based on VMT, as currently required under CEQA.
Before acting on the proposed amendments, the Planning Commission and the City
Council must apply the standards outlined above to determine whether a subsequent or
supplement EIR is required.
After reviewing the facts and analyzing the circumstances, City staff has determined that
a new EIR is not required because none of the circumstances described in CEQA Section
21166, as implemented by CEQA Guidelines Section 15162, would occur. Staff has
prepared an addendum to discuss these issues and the basis for this determination.
2.0 Del Rio Road / US 101 Interchange / Del Rio Road & El Camino Real
The certified Final EIR for the Del Rio Road Commercial Area Specific Plan included a
traffic analysis originally completed in 2010 for the Specific Plan. In 2019 and 2020,
following Walmart’s cancelation of the Atascadero store and submittal of the Annex site
Master Plan of Development amendment, staff consulted with W-trans to complete a
traffic sensitivity analysis of the Del Rio Road Interchange corridor to assess the intensity
of development that can be accommodated in the vicinity of the Del Rio Road interchange
while maintaining acceptable operations and identify final buildout configurations. New
future growth assumptions were factored in as well as updated regional modeling to ensure
the most accurate impact analysis.
The July 2020 Analysis considered the following:
1. In addition to a higher-altitude evaluation of the traffic generated by predictive land
use development scenarios completed in 2019, the 2020 analysis incorporated
regional growth and 20-year forecast scenarios in order to allow Caltrans to
determine long-range impacts to their facilities and ensure informed future
planning efforts.
2. The analyses investigated the traffic signal configurations, roadway geometrics, and
right-of-way impacts including delay time and queue length. The 2020 analysis
concluded that the mitigation measures proposed (detailed below) are feasible and
appropriate to the impacts.
44
3. Caltrans owns and operates the two traffic signals at the ramp intersections of Del
Rio and US 101. Caltrans priority will be mainline traffic operations on US 101 and
ensuring exiting traffic does not queue onto the mainline traffic lanes from off ramps.
The analyses studied the timing of the traffic signals and ramp queuing in
preparation for coordinating with Caltrans on implementing the proposed mitigation
measures.
The most recent analysis and addendum modified mitigation measures in response to
changing land use patterns and more current development proposals. Table 1 below
shows the current mitigation measures and recommended timing changes based on the
Marketplace Development plan:
45
46
Vehicle Miles Traveled Analysis
While the City of Atascadero has not yet adopted VMT standards the State Office of
Planning and Research (OPR) has published recommended thresholds which are applied
below. OPR’s Technical Advisory on Evaluating Transportation Impacts in CEQA
provides guidance for evaluating VMT for various project types.
Mixed-use projects can evaluate the individual components separately or focus the
analysis on the dominant use. As shown in Table 4, the non-residential components of
the project generate over 90 percent of the project’s daily trips and are therefore the
dominant use. OPR also notes that local- serving retail can be presumed to have a less-
than-significant impact because these uses don’t typically generate new demand, but
instead shift travel patterns as customers shift to more convenient shopping locations.
The proposed retail uses on the site are anchored by a 32,400 sq.ft. grocery store which
is expected to be local serving.
OPR’s suggested threshold for office uses is 15 percent below the regional average of
work VMT. Work VMT captures trips from home to work. The SLOCOG Travel Demand
Model was applied to estimate the work VMT.
The project’s VMT was estimated using the SLOCOG Travel Demand Model. The
regional VMT is summarized in Table 2.
The project is expected to increase overall regional VMT slightly and reduce residential
and office VMT. This reduction in office VMT and residential VMT indicates a less-than-
significant impact to VMT. The retail component of the project is considered local-serving
and is presumed to have a less than-significant VMT impact.
The provision of commercial uses in a predominantly residential area improves the jobs-
housing balance which shortens commute trips lengths. The mix of uses on the project
site provides destinations serving project residents as well as other residents nearby. This
47
is consistent with SB 743 and regional planning goals to encourage mixed-use infill
developments.
Summary
The certified Final EIR, with the inclusion of mitigation measures in the certified Final EIR,
modified with input from Caltrans, concluded that, in order to mitigate impacts created by
the completion of the Del Rio Road Commercial Area Specific Plan, a new 5-legged
roundabout would be needed at the US 101 / Del Rio Road interchange. With the revised
land-use development scenarios including updated future regional impacts and future
anticipated development within the City, the new 2020 traffic analysis concluded that
construction of roundabouts is not warranted and that alternative mitigation strategies can
be implemented that will maintain functionality of the overpass and intersections.
With the revised land-use development scenarios for the Specific Plan area and updated
projections for local and regional growth, traffic impacts at the Del Rio / 101 interchange
and at the Del Rio / El Camino Real intersection decrease. The supplemental traffic
analysis completed for the Del Rio Marketplace in 2022 show that there are no "new
significant environmental effects or substantial increase in the severity of previously
identified significant effects." (Section 15162(a)(1)). Conditions have been included for
the project that modify the timing of mitigations measures and mitigation measures have
been updated to include this revised timing.
2.1 Application of CEQA Guideline Section 15612
Is there substantial evidence in the record revealing that there have been substantial
changes proposed in the project which will require major revisions of the previous
EIR due to the involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects as a result of the
Master Plan of Development amendment and revised land use development
scenarios?
No. The City has completed extensive analyses of the revised traffic impacts based on
the modified land use development scenarios and the estimated foreseeable regional and
local future impacts. Under the anticipated land use scenarios throughout the Specific
Plan area and the submitted Master Plan of Development for the Del Rio Marketplace,
the modified development pattern will result in a decrease in traffic impacts until full build-
out of the area, supporting modified mitigation timing, both at the interchange and local
intersection. As noted above, the original EIR analyzed the impacts of the Specific Plan
Amendment with regionally serving commercial retail uses throughout the majority of the
project. The 2020 addendum analyzed land uses comprised of a mixture of residential,
retail, office park, and tourist serving uses. With the supplemental traffic analysis
identifying uses in both the Specific Plan area, as well as an update to the baseline and
regional traffic modeling, impact timing is modified and mitigation is proposed that
responds to these changes. The amendment to the mitigation measures responds to the
Master Plan of Development for the Del Rio Marketplace, ensuring that development
within the Specific Plan area does not degrade the interchange to unacceptable levels.
The proposed modification allows for property development to proceed with construction
48
of identified improvements and fair-share fees associated with impacts that necessitate
improvements at full area build-out. Therefore, no new significant environmental effects
or a substantial increase in the severity of previously identified significant effects has
been identified with this analysis that would result in major changes to the FEIR. The
proposed amendments, as has been shown, maintain the environmental impact
resulting from development within the Specific Plan area and modify mitigation timing
to respond to proposed development plans.
Is there substantial evidence in the record revealing that there have been substantial
changes with respect to the circumstances under which the project is undertaken
which will require major revisions of the previous EIR due to the involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects as a result of the MP Annex LLC’s proposed hotel use
within the Specific Plan?
No, there is no evidence suggesting that there have been substantial changes with
respect to the circumstances under which the project is undertaken which will require
major revisions to the previous EIR due to the involvement of new significant impacts or
increases in the severity of previously identified impacts. All uses proposed are allowed
or conditionally allowed within the underlying Commercial Retail (CR) zoning designation.
The additional traffic supplemental analysis reveals that no new significant environmental
effects would result from the development plan and there will be no increase in the
severity of any previously identified significant effects. It has been shown that the
proposed amendments will in fact decrease the immediacy of traffic impacts to the Del
Rio / 101 interchange as well as the Del Rio / El Camino Real intersection.
Is there substantial evidence in the record revealing that there is new information of
substantial importance related to the proposed amendments, which was not known
and could not have been known with the exercise of reasonable diligence at the time
the previous EIR was certified that shows: (1) the project will have one or more
significant effects not discussed in the EIR, (2) significant effects previously shown
will be substantially more severe that shown in the previous EIR, (3) mitigation
measure or alternatives previously found to be infeasible would in fact be feasible, or
(4) there are considerably different mitigation measure or alternatives from those
analyzed in the previous EIR that would substantially reduce one or more significant
effects?
No, there is no evidence suggesting that there is new information of substantial
importance relating to new significant effects or the severity of previously identified
significant effects, or new alternatives or mitigation measures or the efficacy of previously
considered alternatives or mitigation measures. At the time of the certification of the
original EIR, traffic impacts and mitigations were identified based on the construction of
a regional retail center on the Annex portion of the Specific Plan area and a Walmart store
on the Major Tenant site. The 202 EIR Addendum analyzed a modified land use pattern
and determined that impacts would be substantially less with full project area build-out,
eliminating the need for round-abouts at the affected intersections. This new analysis
reveals that no new significant environmental effects would result from the development
49
of the Marketplace project as proposed, and in fact there will be a modification in traffic
patterns and peak-hour impacts that allow for modified mitigation measure timing and
signal function. As a consequence of this conclusion, it can be concluded that no new
mitigation measures or alternatives need be analyzed.
3.0 BASIS FOR DECISION TO PREPARE AN ADDENDUM
CEQA Guidelines Section 15164 explains when an addendum to an EIR is required:
(a) The lead agency or a responsible agency shall prepare an addendum to a
previously certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.
(b) An addendum to an adopted negative declaration may be prepared if only
minor technical changes or additions are necessary or none of the conditions
described in Section 15162 calling for the preparation of a subsequent EIR
or negative declaration have occurred.
(c) An addendum need not be circulated for public review but can be included
in or attached to the final EIR or adopted negative declaration.
(d) The decision-making body shall consider the addendum with the final
EIR or adopted negative declaration prior to making a decision on the
project.
(e) A brief explanation of the decision not to prepare a subsequent EIR pursuant
to Section 15162 should be included in an addendum to an EIR, the lead
agency's required findings on the project, or elsewhere in the record. The
explanation must be supported by substantial evidence.
Although the project description has been refined with the submittal of a more
precise development plan, an addendum is appropriate because impacts have been
shown to decrease or say the same from the previously certified FEIR as amended
and because none of the conditions described in Section 15162 calling for
preparation of a subsequent EIR have occurred.
More specifically, the project will reduce or maintain the level of anticipated traffic
intensive development, therefore maintaining acceptable levels of service and
supporting reduced VMT. These occurrences do not constitute substantial changes
to the project or the circumstances due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects. Similarly, neither subsequent considerations nor statutory
changes constitute new information that would show new effects or substantially
more severe effects. Likewise, there are no known mitigation measures that would
in fact be infeasible or that the project proponents have declined to implement.
Furthermore, there have been no other changes, evidence or new information which
would require revisions to the previous EIR. Because none of the criterion in section
15162 has been met, an addendum is appropriate.
50
Attachments:
Attachment 1: Redlined Mitigation Measures and Monitoring
Program for modified measures
Attachment 2: 2022 Refined Traffic Analysis and Mitigation
Identification
51
Del Rio Marketplace
Draft Transportation Impact Study
Central Coast Transportation Consulting
895 Napa Avenue, Suite A-6
Morro Bay, CA 93442
(805) 316-0101
March 2022
Prepared For: Cannon
52
Central Coast Transportation Consulting March 2022
2Del Rio Marketplace
Draft Transportation Impact Study Introduction
Executive Summary
This study evaluates the potential transportation impacts of the proposed Del Rio Marketplace project
in the City of Atascadero. The project includes a grocery store under Phase 1 and additional retail, light
industrial, office, and residential uses under Phase 2. The following sections summarize the key
findings:
Intersection Operations: The study intersections operate acceptably under Existing Plus Approved
Plus Project Conditions except at the Del Rio Road/El Camino Real (#4) intersection where the
following improvements are recommended prior to occupancy of the first phase:
• Add a westbound left turn lane with permissive phasing,
• Modify the southbound and northbound left turns to protected-permissive phasing,
• Restripe the eastbound approach to a left, through, and right turn lane and modify the left
turn to protected-permissive phasing,
• Add overlap phasing to the southbound right turn pocket currently under construction,
• Replace eight-inch traffic signal heads with 12-inch heads,
• Install yellow reflective tape on all backplates,
• Install new signage and replace non-reflective signs, and
• Optimize signal timings including updating pedestrian and yellow clearance times.
In addition, the following improvements are recommended under Cumulative Conditions:
• Del Rio Road/Ramona Road (#1): Realign Ramona Road approximately 200 feet west of the
existing location to provide greater separation from the US 101 Southbound Ramps.
• Del Rio Road/US 101 Southbound Ramps (#2): Construct an eastbound right turn lane and
optimize the coordinated signal timing with the Northbound Ramps.
• Del Rio Road/US 101 Northbound Ramps (#3): Construct a westbound right turn lane and
optimize the coordinated signal timing with the Southbound Ramps.
The improvements recommended prior to Phase 1 at the Del Rio Road/El Camino Real (#4)
intersection operate at level of service (LOS C) under Cumulative Conditions with the addition of
project traffic. No traffic signal coordination or restriping of the northbound approach are required
for acceptable queuing.
We recommend the project construct the improvements at Del Rio Road/El Camino Real (#4) and
make a fair share contribution towards the recommended improvements west of El Camino Real.
Site Access and On-Site Circulation: As shown on Figure 2, the project proposes two driveways
on El Camino Real and two on Del Rio Road with limited access proposed and recommended at two
of the driveways. We recommend truck turning templates for deliveries and fire access be applied to
the ultimate site plan and frontage improvement designs. We also recommended convenient sidewalk
connections between all buildings and the frontage improvements, and crosswalks and bike parking be
provided at key locations.
Vehicle Miles Traveled (VMT): The project is expected to have a less-than-significant impact to
VMT.
53
Central Coast Transportation Consulting March 2022
3Del Rio Marketplace
Draft Transportation Impact Study Introduction
Contents
1.0 Introduction ................................................................................................................................... 4
2.0 CEQA Transportation Analysis .................................................................................................. 9
3.0 Local Transportation Analysis ...................................................................................................13
4.0 References .....................................................................................................................................25
Figure 1: Project and Study Locations .............................................................................................................. 5
Figure 2: Site Plan ................................................................................................................................................. 6
Figure 3: Existing Volumes and Lane Configurations .................................................................................14
Figure 4: Existing Plus Approved Plus Phase 1 Volumes ...........................................................................17
Figure 5: Existing Plus Approved Plus Project Volumes ............................................................................18
Figure 6: Cumulative Plus Project Volumes ..................................................................................................21
Table 1: Amended Specific Plan Mitigation Summary ................................................................................... 8
Table 2: VMT Analysis ......................................................................................................................................11
Table 3: Existing PM Peak Hour LOS............................................................................................................13
Table 4: Trip Generation ...................................................................................................................................15
Table 5: Project Trip Distribution ...................................................................................................................16
Table 6: Existing and Existing Plus Project PM Peak Hour Levels of Service ........................................16
Table 7: Existing Plus Approved Plus Project PM Peak Hour Intersection Queues ..............................19
Table 8: Cumulative Plus Project PM Peak Hour Levels of Service ..........................................................22
Table 9: Cumulative and Cumulative Plus Project PM Peak Hour Queues .............................................23
Appendix A: Traffic Counts
Appendix B: Intersection Calculation Sheets
54
Central Coast Transportation Consulting March 2022
4Del Rio Marketplace
Draft Transportation Impact Study Introduction
1.0 Introduction
This study evaluates the potential transportation impacts of the proposed Del Rio Marketplace project
in the City of Atascadero. The project includes a 32,400 square foot (s.f.) grocery store under Phase 1
and 203,700 total s.f. including additional retail, light industrial, office, and residential units under Phase
2. The project location and study intersections are shown on Figure 1. The site plan is shown in Figure
2.
The following intersections were analyzed during the weekday PM peak hour:
1. Del Rio Road/Ramona Road
2. Del Rio Road/US 101 Southbound Ramps
3. Del Rio Road/US 101 Northbound Ramps
4. Del Rio Road/El Camino Real
5. Del Rio Road/Del Rio Marketplace/Del Rio Ranch
6. El Camino Real/Del Rio Marketplace Southern Driveway
The level of service (LOS) and queuing are reported for each of the study intersections. The
intersections were evaluated under the following scenarios:
• Existing Conditions reflects recent traffic counts and the existing transportation network.
• Existing Plus Approved Plus Phase 1 adds approved and constructed projects plus Project-
generated grocery store traffic to Existing Conditions volumes.
• Existing Plus Approved Plus Project (Phase 1 and 2) adds approved and constructed
projects plus Project-generated traffic to Existing Conditions volumes.
• Cumulative Plus Project represents future traffic conditions reflective of the buildout of
land uses in the area, including the proposed Project.
Each scenario is described in more detail in the appropriate chapter.
1.1 BACKGROUND
The project would develop the northeast corner of El Camino Real/Del Rio Road (known as the
‘Annex East’) east of the US 101/Del Rio Road interchange. Past studies identified the need for new
roundabouts along Del Rio Road to accommodate traffic from the Walmart project and other area
development. The withdrawal of the Walmart project enabled identification of smaller and less costly
improvements to maintain traffic flows and acceptable operations.
1.1.1 Del Rio Road Interchange Traffic Analysis
The Del Rio Road/US 101 Interchange Traffic Sensitivity Analysis (W-Trans, March 2020) was prepared to
evaluate multiple land use alternatives and their potential impacts to the Del Rio Road/US 101
interchange. This analysis resulted in the abandonment of the roundabout concept in favor of lower
cost improvements to the signalized intersections along the corridor. Mitigation 1 would add a
westbound right turn lane to the Del Rio Road/US 101 NB Ramps and Mitigation 2 would retime the
signals and modify the Del Rio Road/El Camino Real intersection to construct a southbound right
turn lane and provide more efficient signal phasing. Combined, these two mitigations would result in
acceptable operations under the most intensive likely scenario.
55
Figure 1: Project and Study Locations
Del Rio Marketplace
Legend:
x - Study
Intersection
- Barrel
Creek
- Del Rio
Marketplace
- Del Rio
Ranch
6 5
2 3 4
1
56
Figure 2: Site Plan
Del Rio Marketplace
02 4 8
3/32” = 1’-0” 24X36 SHEET
0 2 4 8
3/32” = 1’-0”24X36 SHEET
02 4 8
1”=40’24X36 SHEETSECTION E22’-0”54’-0”26’-6”40’-0”87’-0”54’-0”45’-0”DEL RIO MARKETPLACE 2678-01-CO21
21 FEBRUARY 2022 A3ARCHITECTURAL SITE PLAN
PLAZA
LOADING
PLAZA
PLAZA
PLAZA
PASEO/BBQ
PLAZA
PLAZA
OUTDOOR
SPACE
OUTDOOR
SPACE
BASIN
(E) BASIN
BASIN
BASIN
VALLEY FRESH MARKET
32,400 SF
RETAIL 2
6,000 SF
RETAIL 3
6,000 SF
RETAIL 1
4,500 SFEXCHANGE 1
10,000 SF
3-STORY BUILDING
EXCHANGE 2
8,600 SF
3-STORY BUILDING
OFFICE 1
GROUND FLOOR
18,000 SF
3-STORY BUILDING
RETAIL 5
9,000 SF
ENTRY
S
EC
T
ION
C
S
EC
T
ION
C
SECTION A
SECTION A
SECTION BSECTION B
SECTION DSECTION DRETAIL 4
6,200 SF
DEL RIO ROADSECTION FEL CAMINO REAL
PERIMETER
SOUND WALLSSO(E) RESIDENTIAL
NFF(E) RESIDENTIAL
(E) RESIDENTIAL PERIMETER
SOUND WALL
(E) RESIDENTIAL
(E) RESIDENTIAL
PERIMETER
SOUND WALL
()
PERIMETER
SOUND WALL
OFFICE 2
GROUND FLOOR
13,500 SF
3-STORY BUILDING
PLAZA
PASEO
80’-0”
BASIN
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1.1.2 Del Rio Commercial Area Specific Plan
The proposed project is in the Del Rio Commercial Area Specific Plan. The Specific Plan was amended
to accommodate the withdrawal of the Walmart project and interest in alternative land uses. The
amendment and Final Environmental Impact Report (FEIR) Addendum were supported by the Del
Rio Specific Plan Amendment Traffic Analysis (W-Trans, August 2020) that describes existing and future
traffic operations along Del Rio Road.
The traffic analysis identifies four mitigations, effectively the same as Mitigation 1 and 2 described
above in the Del Rio Road Interchange Traffic Analysis section, which can accommodate the planned
growth with acceptable traffic operations. It also concludes that a large regional retail project on the
Walmart site would require widening the Del Rio Road overcrossing. The amendment assumed this
site would be a Business Park.
Since the amendment, additional information about project development east and west of the Del Rio
Interchange has been received from applicants. In May 2021, CCTC prepared the Del Rio Ranch
Transportation Impact Study for the former Walmart site south of Del Rio Road. The proposed project’s
land uses included light industrial, multi-family dwellings, RV campsites, a hotel, a conference center,
an amphitheater, and a small shopping center. In January 2022, CCTC prepared the Barrel Creek Draft
Transportation Impact Study located north of Del Rio Road and west of US Highway 101. The proposed
project’s land uses included light industrial, single family dwellings, multi-family dwellings, a hotel, a
restaurant and a winery and brewery.
The amended Specific Plan recommended that the traffic signal modifications described in mitigation
4 at the Del Rio Rd/El Camino Real (#4) intersection be completed prior to occupancy of the Business
Park. The Specific Plan mitigations and recommendations are summarized in Table 1.
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Table 1: Amended Specific Plan Mitigation Summary
Consistent with the amended Specific Plan, we recommend the Del Rio Rd/El Camino Real (#4)
intersection improvements be completed prior to occupancy of the proposed project.
Amended Specific Plan Potential Study Area Mitigations CCTC Recommendation
#1: This mitigation measure includes the addition of a westbound right-turn lane to
the intersection of Del Rio Rd/US 101 NB Ramps, such that there would be two
westbound lanes on Del Rio Rd from El Camino Real to US 101 NB Ramps. This
would require widening Del Rio Rd, the construction of a retaining wall on the north
side, and reconstruction of the curb return. By splitting westbound traffic into
through and right-turn lanes, the queue length could be reduced by providing drivers
two lanes to stack in rather than one for both movements combined. Additionally,
splitting through and right-turning traffic would allow turning drivers to bypass
through drivers who are waiting for a green light, reducing delay and improving
operations at Del Rio Rd/US 101 NB Ramps.
Existing Plus Approved Plus
Project volumes operate
acceptably without the
additional westbound right turn
lane at Del Rio Rd/US 101
Northbound Ramps (#3).
Recommend project pay their
fair share toward future
improvements.
#2: This mitigation measure would involve several modifications to the traffic signal
at Del Rio Rd/El Camino Real to more efficiently orchestrate the movement of
conflicting traffic. This modification involves the replacement of the northbound left-
turn protected phasing (green arrow) with protected-permissive phasing (green arrow
that goes to green ball or flashing yellow arrow), and the southbound left-turn
protected phasing with permissive phasing (green ball or flashing yellow arrow). The
eastbound and westbound phases, which currently activate at the same time, would
be split to operate sequentially, or one direction and then the other. These changes
would require modification to the existing signal infrastructure to incorporate updated
signal heads. In addition, this mitigation includes adjustment to the signal phasing in
terms of recalls, phase lengths, and the overall cycle length.
Protected -permissive phasing is
recommended on both the
northbound and southbound
approaches, see #4. Eastbound
and westbound split phasing
not recommended as interim
measure based on unacceptable
operations with project traffic.
#3: 'This mitigation measure would combine Mitigation 1 and 2.Not recommended, see #2.
Cumulative Plus Project
operates acceptably at the Del
Rio Rd/El Camino Real (#4)
intersection without signal
coordination or restriping of the
northbound approach.
Recommend Marketplace
project construct the following
improvements prior to
occupancy:
- Restripe eastbound approach
to a left, through, and right turn
lane.
- Install westbound left turn
lane.
- Modify all approaches to
protected-permissive phasing
except westbound.
- Install southbound right turn
overlap.
- Update signal timing.
#4: This option includes any modifications that may be required to achieve
acceptable operations with the addition of traffic that would be generated by the
Amended Specific Plan scenario. In addition to Mitigation 1 and Mitigation 2 above,
the intersection of Del Rio Rd/El Camino Real would need to be further modified to
reconfigure the eastbound approach from through/left-turn and right-turn lanes, to
left-turn lane and through/right-turn lanes, essentially moving the through movement
from the left lane to the right lane. This may require widening the eastbound
departure (on the east leg of the intersection) to avoid excessive lateral shifting of
through traffic. With a dedicated eastbound left-turn lane, the eastbound-westbound
split phasing could be replaced with concurrent timing, as well as protected-
permissive phasing for the eastbound left-turn movement. With protected left-turn
phasing in the eastbound direction and a prohibition of eastbound U-turns, it would
be possible to include a southbound right-turn overlap, which is a green arrow that
enables southbound right turning drivers to continue without stopping concurrently
with the eastbound left-turn movement. Additionally, the signal at Del Rio Rd/El
Camino Real would need to be coordinated with the signals at Del Rio Rd/US 101
NB Ramps and Del Rio Rd/US 101 SB Ramps. This would require extending the
interconnect hardware between the ramp signals to Del Rio Rd/El Camino Real, and
potentially upgrading the signal hardware at Del Rio Rd/El Camino Real to be
compatible with interconnect technology if it is not already. (Note: Existing
interconnect conduit and cable.)
Amended Specific Plan Mitigation Summary
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Draft Transportation Impact Study CEQA Transportation Analysis
2.0 CEQA Transportation Analysis
This section presents analysis relevant to the California Environmental Quality Act (CEQA), notably
analysis of the existing setting, plan consistency, vehicle miles traveled (VMT), and transportation
safety.
2.1 EXISTING CIRCULATION NETWORK
The existing roadways adjacent to the proposed project are described below.
• US 101 is a four-lane freeway serving intercity and regional travel. There is a full access
interchange at Del Rio Road.
• El Camino Real is a major arterial paralleling US 101. There are two to four travel lanes, Class
II bikeways, and intermittent sidewalks.
• Del Rio Road is a minor arterial west of El Camino Real and a collector east of El Camino Real.
There are two travel lanes, intermittent Class II bike lanes, and intermittent sidewalks. There
are proposed Class II bike lanes through the study area.
The existing study intersections are described below:
• Del Rio Road/Ramona Road (#1) Side-street stop controlled with marked crosswalk on the
south leg only.
• Del Rio Road/US 101 Southbound Ramps (#2): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/US 101 Northbound Ramps (#3): Existing traffic signal with marked crosswalk
and pedestrian signals on the south leg only.
• Del Rio Road/El Camino Real (#4): Existing traffic signal with marked crosswalks and
pedestrian signals on all legs.
2.1.1 Transit
The San Luis Obispo Regional Transit Authority (RTA) operates fixed route transit service in the study
area. RTA Route 9 is a bus service traveling between San Luis Obispo, Santa Margarita, Atascadero,
Templeton, Paso Robles, and San Miguel with hourly headways on weekdays and reduced frequency
on weekends. The closest bus stops to the project site are on El Camino Real south of Del Rio Road
at Mission Oaks Plaza.
2.2 CEQA TRANSPORTATION THRESHOLDS
The CEQA transportation thresholds are described below.
2.2.1 City of Atascadero
While the City of Atascadero has not yet adopted VMT standards the State Office of Planning and
Research (OPR) has published recommended thresholds which are applied below. OPR’s Technical
Advisory on Evaluating Transportation Impacts in CEQA provides guidance for evaluating VMT for various
project types.
Mixed-use projects can evaluate the individual components separately or focus the analysis on the
dominant use. As shown in Table 4, the non-residential components of the project generate over 90
percent of the project’s daily trips and are therefore the dominant use. OPR also notes that local-
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serving retail can be presumed to have a less-than-significant impact because these uses don’t typically
generate new demand, but instead shift travel patterns as customers shift to more convenient shopping
locations. The proposed retail uses on the site are anchored by a 32,400 s.f. grocery store which is
expected to be local serving.
OPR’s suggested threshold for office uses is 15 percent below the regional average of work VMT.
Work VMT captures trips from home to work. The SLOCOG Travel Demand Model was applied to
estimate the work VMT.
While LOS is not an allowable CEQA metric it remains in planning documents for the City of
Atascadero and is analyzed under the local transportation analysis section of this report.
2.2.2 Caltrans
Caltrans has eliminated LOS consistent with SB 743 and now relies on VMT and safety to evaluate
transportation impacts. Caltrans recently issued a series of policy documents related to transportation
impacts and CEQA determinations. Caltrans published a VMT-Focused TIS Guide in May 2020 which
replaced the prior guide reliant on LOS. The TIS Guide notes that lead agencies have the discretion to
choose VMT thresholds and methods, and generally conforms to OPR guidance.
2.3 RTP CONSISTENCY
SLOCOG’s 2019 Regional Transportation Plan (RTP) serves as a blueprint planning the region’s
transportation system. It integrates land use and transportation planning to identify and prioritize
regional transportation improvements.
Figure 13-7 of the RTP shows an existing jobs-housing imbalance within subregions, with the Central
County subregion having more than two jobs per housing unit and all other subregions having less
than one job per housing unit. This imbalance causes congestion and increases trip lengths as
commuters travel to and from the Central County for work.
The RTP’s Action Strategies direct new growth to existing mixed-use corridors since these areas
support a more efficient transportation network. El Camino Real is one of four corridors identified in
the RTP as the priority areas for growth.
The proposed project conforms to the RTP’s preferred growth scenario by adding jobs to a mixed-use
corridor in the North County subregion, thereby improving the jobs-housing balance in the region and
improving land use location efficiency.
2.4 VEHICLE MILES TRAVELED (VMT)
The project’s VMT was estimated using the SLOCOG Travel Demand Model. The regional VMT is
summarized in Table 2.
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Table 2: VMT Analysis
The project is expected to increase overall regional VMT slightly and reduce residential and office
VMT. This reduction in office VMT and residential VMT indicates a less-than-significant impact to
VMT. The retail component of the project is considered local-serving and is presumed to have a less-
than-significant VMT impact.
The provision of commercial uses in a predominantly residential area improves the jobs-housing
balance which shortens commute trips lengths. The mix of uses on the project site provides
destinations serving project residents as well as other residents nearby. This is consistent with SB 743
and regional planning goals to encourage mixed-use infill developments.
2.5 EMERGENCY ACCESS
The project proposes four driveways, two on Del Rio Road and two on El Camino Real. We
recommend truck turning templates for fire access be applied to the ultimate site plan and frontage
improvement designs to confirm adequate emergency access. Fire Department approval is also
required on all development plans.
2.6 COLLISIONS
CCTC obtained traffic collision data from the Statewide Integrated Traffic Records System (SWITRS),
the City’s collision database, and the Caltrans Traffic Accident Surveillance and Analysis System
(TASAS). The US 101 Northbound and Southbound ramp intersections have a total collision rate
lower than the statewide average.
The average collision rate at the Del Rio Road/El Camino Real (#4) intersection exceeds the statewide
average collision rate for similar facilities. Approximately 30 percent of collisions were caused by
improper turning, 20 percent auto right-of-way violations, and an additional 20 percent unsafe speed.
50 percent of collisions involved a fixed object and approximately 20 percent of collisions were
broadside. No pedestrian, bicycle, severe injury, or fatal collisions occurred. We recommend the
following be completed with the improvements at Del Rio Road/El Camino Real (#4):
• Replace eight-inch traffic signal heads with 12-inch heads.
• Install yellow reflective tape on traffic signal backplates.
• Install LEFT TURN YIELD ON GREEN (R10-12) and TURNING VEHICLES YIELD
TO PEDESTRIANS (R10-15) signs as needed.
• Replace signs to comply with CAMUTCD Table 2A-3 for sign reflectivity.
Scenario Employees Population
Residential
VMT
Office
VMT
2020 No Project 8,899,234 117,276 246,732 4,480,333 1,595,434
2020 With Project 8,899,902 117,474 246,942 4,478,439 1,594,930
Change from No Project 669 198 210 -1,894 -504
Source: SLOCOG TDM, CCTC, 2022
1. Residential VMT is produced by households (sum of home-based productions); office
VMT is attracted to offices (sum of home-based-work attractions).
Regional VMT Analysis
Total
Regional
VMT
Demographics VMT By Trip Purpose
1
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• Update signal timing including pedestrian timing and yellow and red clearance intervals to
meet current CAMUTCD standards, as necessary.
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3.0 Local Transportation Analysis
While LOS is not an allowable CEQA metric it remains in planning documents for the City of
Atascadero. The study intersections were analyzed with the Synchro 10 software package applying the
HCM 6th Edition methods, except where unusual signal phasing required the use of HCM 2000.
The City’s Circulation Element specifies that level of service (LOS) C or better operations shall be
maintained as the standard at all intersections and on all arterial and collector roads. Upon City Council
approval, LOS D is acceptable where residences are not directly impacted and improvements to meet
the City’s standard would be prohibitively costly or disruptive.
Caltrans has eliminated LOS consistent with SB 743 and now relies on VMT and safety to evaluate
transportation impacts.
3.1 EXISTING OPERATIONS
Traffic count data at the study intersections was collected in February 2022. Consistent with recent
studies in the area, only the weekday PM peak hour was analyzed since this is the hour which dictates
future improvements. Additionally, the project is expected to generate more vehicle trips during the
PM peak hour than during the AM peak hour, as shown in the trip generation section of this report.
Figure 3 shows the existing traffic volumes and lane configurations. Traffic count sheets are provided
in Appendix A. Table 3 summarizes the LOS, with detailed calculation sheets included in Appendix
B.
Table 3: Existing PM Peak Hour LOS
No LOS or queuing deficiencies are reported under Existing Conditions.
Intersection Delay1 LOS
9.6 A
4. Del Rio Rd/El Camino Real 10.8 B
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used
for Intersections 2 and 3). For side-street-stop controlled intersections the
worst approach's delay is reported in parentheses next to the overall
intersection delay.
Existing PM Peak Hour Levels of Service
Existing
1. Del Rio Rd/Ramona Rd 0.7 (9.4) - (A)
2. Del Rio Rd/US 101 SB Ramps 12.2 B
3. Del Rio Rd/US 101 NB Ramps
64
Figure 3: Existing Volumes and Lane Configurations
Del Rio Marketplace
Legend:
- Traffic
Signal
PM Peak
Hour Traffic
Volumes
x - Study
Intersection
- Del Rio
Marketplace
- Stop
Sign
5
2 3 4
6
1
1.2.3.
4.5.6.
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3.2 EXISTING PLUS APPROVED PLUS PROJECT CONDITIONS
The amount of traffic affecting the study locations is estimated in three steps: trip generation, trip
distribution, and trip assignment. Trip generation refers to the total number of trips generated by the
site. Trip distribution identifies the general origins and destination of these trips, and trip assignment
specifies the routes taken to reach these origins and destinations.
3.2.1 Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual 11th Edition was used to
estimate the trip generation of the Del Rio Marketplace project. Pass-by and internal capture trips were
deducted to obtain total external trips. Table 4 summarizes the project trip generation.
Table 4: Trip Generation
The proposed project would generate 5,495 net new trips per weekday, including 327 AM peak hour
trips and 397 PM peak hour trips. The project trip generation is similar to the original Specific Plan as
Daily
Land Use Size Total In Out Total In Out Total
Grocery Store1 32.400 KSF 3,241 54 39 93 155 155 310
-370 0 0 0 -37 -37 -74
2,871 54 39 93 118 118 236
Shopping Plaza w/Supermarket2 64.100 KSF 6,057 140 86 226 293 318 611
Light Industrial3 18.600 KSF 120 14 2 16 2 10 12
Office4 31.500 KSF 425 55 7 62 11 53 64
Residential5 82.000 DU 553 8 25 33 26 16 42
-1,220 0 0 0 -122 -122 -244
-440 -5 -5 -10 -44 -44 -88
5,495 212 115 327 166 231 397
Specific Plan (Shopping Center)8 104.050 KSF 4,182 96 62 158 192 200 392
Amended SP (Business Park)9 190.000 KSF 2,364 46 30 76 37 43 80
KSF = Thousand Square Feet; ITE = Institute of Transportation Engineers.
1. ITE Land Use Code #850, Supermarket. Average rates used for AM. Fitted curve equation used for Daily and PM.
2. ITE Land Use Code #821, Shopping Plaza. Average rates used for daily and AM. Fitted curve equation used for PM.
9. Trip generation (Annex only). Planning Commission, September 2020.
Source: ITE Trip Generation Manual, 11th Ed., 2021, and Trip Generation Handbook, 3rd Edition.
6. PM peak hour pass-by trips multiplied by a factor of 5 to determine daily pass-by trips.
8. Total trip generation (Annex East) including pass-by and diverted trips. W-Trans TIA, March 2012.
3. ITE Land Use Code #110, Light Industrial. Fitted curve equations used.
4. ITE Land Use Code #710, General Office Building. Fitted curve equations used.
5. ITE Land Use Code #220, Multifamily Housing (Low-Rise). Fitted curve equation used for Daily, average rates used for
AM and PM based on data cluster.
7. AM and PM Internal Capture from TripGen 10 software. PM multiplied by a factor of 5 to determine daily trips.
Del Rio Marketplace Project Trip Generation
AM Peak Hour PM Peak Hour
Pass-By Trips 6
Phase 1 + Phase 2
Phase 1
Pass-By Trips 3
Net New Trips (Phase 1 only)
Internal Capture 7
Net New Trips (Phase 1 & 2)
Specific Plan
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analyzed in the Del Rio Road Area Specific Plan Traffic Impact Analysis (W-Trans, March 2012) and is higher
than the estimates analyzed in the amended Specific Plan.
3.2.2 Trip Distribution and Assignment
Trip distribution and assignment for the project trips were estimated using available studies in the area
and local knowledge as summarized in Table 5.
Table 5: Project Trip Distribution
Figure 4 shows the Existing Plus Approved Plus Phase 1 volumes and Figure 5 shows the Existing
Plus Approved Plus Project volumes.
3.3 EXISTING PLUS APPROVED PLUS PROJECT INTERSECTION OPERATIONS
Table 6 summarizes the LOS and Table 7 presents the key queues for the study intersections, with
detailed calculation sheets included in Appendix B.
Table 6: Existing and Existing Plus Project PM Peak Hour Levels of Service
Location Distribution
El Camino Real (North) 10%
El Camino Real (South) 30%
Del Rio (East)10%
Del Rio (West)10%
US 101 (North)20%
US 101 (South)20%
Total 100%
Project Trip Distribution
Intersection Delay1 LOS Delay1 LOS Delay1 LOS
0.7 (9.4) - (A)
12.2 - (A)
9.6 B
10.8 A
- - 3.4(9.6) - (A) 5.3(10.5) - (A)
- - 2.4(12.8) - (B) 3.0(13.2) - (B)
Existing (EX)
2. Del Rio Rd/US 101 SB Ramps
1. Del Rio Rd/Ramona Rd
Existing Plus Approved Plus Project PM Peak Hour Levels of Service
0.7 (10.2) - (B)
13.5 B
4. Del Rio Rd/El Camino Real
5. Del Rio Rd/Project Driveway/
Del Rio Ranch
6. El Camino Real/Marketplace
Southern Driveway
EX + Approved
+ Phase 1
EX + Approved
+ Project
3. Del Rio Rd/US 101 NB Ramps A
69.6 E
0.6 (10.2) - (B)
13.5 B
9.9 A
94.2 F
9.8
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 2 and 3). For side-street-
stop controlled intersections the worst approach's delay is reported in parentheses next to the overall intersection delay.
Unacceptable operations shown in bold text.
67
Figure 4: Existing Plus Approved Plus Phase 1 Volumes
Del Rio Marketplace
Legend:
- PM Peak Hour
Traffic Volumes
x - Study
Intersection
- Del Rio
Marketplace
5
2 3 4
6
1
1.2.3.
5.6.4.
68
Figure 5: Existing Plus Approved Plus Project Volumes
Del Rio Marketplace
Legend:
- PM Peak Hour
Traffic Volumes
x - Study
Intersection
- Del Rio
Marketplace
5
2 3 4
6
1
1.2.3.
5.6.4.
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Table 7: Existing Plus Approved Plus Project PM Peak Hour Intersection Queues
All study locations operate with acceptable LOS with the addition of project traffic except Del Rio
Road/El Camino Real (#4). The eastbound left turn movement queue exceeds storage at the
intersection with the addition of project traffic.
At Del Rio Road/US 101 Southbound Ramps (#3), the addition of project traffic would cause the
eastbound through movement queue to block the upstream intersection of Ramona Road.
3.3.1 Recommended Improvements
The following intersection improvements are recommended with the addition of project traffic:
• Del Rio Road/Ramona Road (#1): Ramona Road carries low volumes, the queues reported at
the Southbound Ramps would not be exceeded 95 percent of the time, and average queues
are not expected to block Ramona Road. Do Not Block Intersection Markings per the
California Manual on Uniform Traffic Control Devices (CAMUTCD) Section 3B.17 could be
considered to address this infrequent blockage.
• Del Rio Road/El Camino Real (#4): The following improvements would bring the
intersection operations to LOS B with acceptable queuing and are recommended prior to
occupancy of the first phase:
o Add a westbound left turn lane with permissive phasing,
o Modify the southbound and northbound left turns to protected-permissive phasing,
o Restripe the eastbound approach to a left, through, and right turn lane and modify
the left turn to protected-permissive phasing,
EBT 40 39 55 57
WBT 290 85 76 82
SBL2 705 130 167 #176
SBR25112020
EBT 290 163 236 244
WBT 240 50 104 129
NBL3 475 58 35 35
NBR 175 42 51 52
EBL 240 177 #614 #688
EBR 240 51 57 57
NBL 280 181 237 237
SBL 150 18 52 52
Bold indicates queue length longer than storage length.
Existing Plus Approved Plus Project PM Peak Hour Intersection Queues1
1. Queue length in feet that would not be exceeded 95 percent of the time. # indiciates that the 95th percentile volume
exceeds capacity and the queue may be longer. M indicates the queue is metered by an upstream signal.
2. Deceleration length of 235 feet has been subtracted from the storage length per the Highway Design Manual for 30
mph design speed.
3. Deceleration length of 425 feet has been subtracted from the storage length per the Highway Design Manual for 50
mph design speed.
2. Del Rio Rd/
US 101 NB Ramps
1. Del Rio Rd/
US 101 SB Ramps
Existing (EX)EX + AP +
Phase 1
EX + AP +
ProjectIntersection Movement
Storage Length
(ft)
3. Del Rio Rd/
El Camino Real
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o Add overlap phasing to the southbound right turn pocket currently under
construction, and
o Optimize signal timings including updating pedestrian and yellow clearance times.
3.4 SITE ACCESS AND ON-SITE CIRCULATION
This section discusses issues related to site access and on-site circulation. On-site circulation
deficiencies would occur if the project designs fail to meet appropriate standards, provide adequate
truck access, or would result in hazardous conditions.
The American Association of State Highway and Transportation Officials (AASHTO) states that,
“ideally, driveways should not be located within the functional area of an intersection or the influence
area of an adjacent driveway.”
As shown on Figure 2, the project proposes two driveways on El Camino Real and two driveways on
Del Rio Road. Full access is proposed at the northern driveway on El Camino Real across from an
existing driveway and on Del Rio Road across from the future Del Rio Ranch entrance. Right-in/right-
out only turns are recommended and proposed at the eastern driveway on Del Rio Road due to the
proximity to the Obispo Road intersection. Left-in/right-in/right-out only turns are recommended
and proposed at the southern driveway on El Camino Real due to the proximity to the Del Rio
Road/El Camino Real (#4) intersection.
To maintain sight distance at project driveways, all landscaping, signage, or other obstructions shall
comply with City Standard Drawing Number 414.
Preliminary truck turning templates provided by the applicant may have used a larger design vehicle
than necessary and showed the need for one way travel on the internal circulation system during
deliveries. Truck turning templates for truck deliveries and fire access should be applied to the ultimate
site plan and frontage improvement designs. We recommend two-way travel with allowance for
oncoming vehicles be provided on roadways fronting buildings.
We recommend convenient sidewalk connections between all buildings, the frontage improvements,
and crosswalks at key locations. Convenient and secure bike parking should also be provided at the
market, plazas, and/or building entrances.
3.5 CUMULATIVE PLUS PROJECT CONDITIONS
Cumulative Conditions (2035) represent build-out of the land uses in the region. Cumulative traffic
volume forecasts were developed based on the Del Rio Commercial Area Specific Plan Amendment Traffic
Analysis (W-Trans, August 2020), Del Rio Ranch Traffic Impact Study (CCTC, May 2021), and the Barrel
Creek Draft Traffic Impact Study (CCTC, January 2022). The amended Specific Plan analysis forecasts
were updated to include the Del Rio Ranch and Barrel Creek projects as currently proposed. In
addition, the forecasts were updated based on the difference between the 2022 counts and the 2018
data previously used in the Specific Plan amendment. The estimated trips from the existing hotel were
also subtracted from the cumulative base volumes.
Figure 6 shows the Cumulative Plus Project traffic volumes, respectively. Under Cumulative
Conditions, a peak hour factor (PHF) of 0.92 was used for the analysis. In addition, two percent trucks
were assumed under Cumulative Conditions.
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Figure 6: Cumulative Plus Project Volumes
Del Rio Marketplace
Legend:
- PM Peak Hour
Traffic Volumes
x - Study
Intersection
- Del Rio
Marketplace
5
2 3 4
6
1
1.2.3.
5.6.4.
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Draft Transportation Impact Study Local Transportation Analysis
Table 8 presents the LOS and Table 9 presents the key queues for the study intersections under
Cumulative Plus Project Conditions, with detailed calculation sheets included in Appendix B.
Table 8: Cumulative Plus Project PM Peak Hour Levels of Service
Intersection Delay1 LOS
6. El Camino Real/Marketplace Southern Driveway
Cumulative Plus Project PM Peak Hour Levels of Service
2.9(13.5) - (B)
14.2 B
34.7
Cumulative+Project
Unacceptable operations shown in bold text.
1. HCM 6th average control delay in seconds per vehicle (HCM 2000 used for Intersections 2
and 3). For side-street-stop controlled intersections the worst approach's delay is reported in
parentheses next to the overall intersection delay.
4. Del Rio Rd/El Camino Real 194.2 F
5. Del Rio Rd/Project Driveway/Del Rio Ranch 5.3(17.5) - (C)
C
3. Del Rio Rd/US 101 NB Ramps
2. Del Rio Rd/US 101 SB Ramps
0.9(11.6) - (B)1. Del Rio Rd/Ramona Rd
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23Del Rio Marketplace
Draft Transportation Impact Study Local Transportation Analysis
Table 9: Cumulative and Cumulative Plus Project PM Peak Hour Queues
The following LOS and queuing deficiencies are reported:
• Del Rio Road/US 101 Southbound Ramps (#2): The eastbound through movement queue
length further blocks the Ramona Road intersection and the westbound through movement
exceeds the storage length on the US 101 overpass. The southbound offramp approach queues
would not affect US 101 freeway operations.
• Del Rio Road/US 101 Northbound Ramps (#3): The eastbound through movement queues
exceed the storage length on the US 101 Overpass and the westbound queue would reach El
Camino Real. The northbound offramp approach would not affect US 101 freeway
operations.
• Del Rio Road/El Camino Real (#4): The intersection operates unacceptably, and the
northbound left turn and eastbound left/through queue length exceeds the available storage.
3.5.1 Recommended Cumulative Improvements
The following improvements are recommended at the study intersections under Cumulative Plus
Project Conditions:
• Del Rio Road/Ramona Road (#1): Consistent with recent studies in the area, realigning
Ramona Road approximately 200 feet to the west would provide greater separation from the
US 101 ramps and accommodate the queues.
• Del Rio Road/US 101 Southbound Ramps (#2): Consistent with recent studies in the area,
optimizing signal timings would improve corridor operations. In addition, an eastbound right
EBT 40 103
WBT 290 #311
SBL2 705 #336
SBR 25 44
EBT 290 m321
WBT 240 247
NBL3 475 64
NBR 175 94
EBL/T 240 #905
EBR 240 131
NBL 280 334
SBL 150 59
4. Del Rio Rd/El Camino Real
3. Del Rio Rd/US 101 NB Ramps
2. Del Rio Rd/US 101 SB Ramps
Cumulative Plus Project PM Peak Hour Intersection Queues1
Intersection Movement Storage Length
(ft)
Cumulative Plus
Project
1. Queue length in feet that would not be exceeded 95 percent of the time. # indiciates that the 95th
percentile volume exceeds capacity and the queue may be longer. M indicates the queue is metered by an
upstream signal.
2. Deceleration length of 235 feet has been subtracted from the storage length per the Highway Design
Manual for 30 mph design speed.
3. Deceleration length of 425 feet has been subtracted from the storage length per the Highway Design
Manual for 50 mph design speed.
Bold indicates queue length longer than storage length.
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24Del Rio Marketplace
Draft Transportation Impact Study Local Transportation Analysis
turn lane is recommended to reduce queuing on the US 101 overpass. The turn lane could use
the existing Ramona Road intersection approach and be constructed when the Del Rio
Road/Ramona Road (#1) intersection is realigned.
• Del Rio Road/US 101 Northbound Ramps (#3): Consistent with recent studies in the area,
constructing a westbound right turn lane and optimizing signal timings would improve
corridor operations.
• Del Rio Road/El Camino Real (#4): The improvements recommended under Existing Plus
Approved Plus Project Conditions operate at LOS C with acceptable queuing under
Cumulative Plus Project Conditions. The natural cycle length at the US 101 Ramp intersections
is shorter than the El Camino Real intersection due to the number of intersection approaches
and crosswalk lengths. With an additional turn lane added in each direction between the US
101 Northbound Ramps and El Camino Real, traffic signal coordination or restriping of the
northbound approach is not required or recommended.
With the recommended improvements, all study intersections would operate acceptably at LOS C or
better and queuing would not encroach into the deceleration distance needed for vehicles exiting US
101.
All recommended intersection improvements have been previously identified in historic studies except
the eastbound right turn lane at Del Rio Road/ US 101 Southbound Ramps (#3).
We recommend the project make a fair share contribution towards the cost of the improvements at
Ramona Road and the US 101 Ramp intersections. We recommend the project construct the proposed
improvements at Del Rio Road/El Camino Real (#4) prior to occupancy of the first phase.
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25Del Rio Marketplace
Draft Transportation Impact Study References
4.0 References
California Department of Transportation. 2012, 2018. Highway Design Manual.
______. 2019. California Manual on Uniform Traffic Control Devices, 2014 Edition, Revision 4.
______. May 2020. Vehicle Miles Traveled-Focused Transportation Impact Study Guide.
California Governor’s Office of Planning and Research (OPR). December 2018. Technical Advisory
on Evaluating Transportation Impacts in CEQA.
Central Coast Transportation Consulting (CCTC). May 2021. Del Rio Ranch Transportation Impact
Study.
_____. January 2022. Barrel Creek Draft Transportation Impact Study.
City of Atascadero. September 2010. Bicycle Transportation Plan.
______. March 2014. Standard Specifications and Drawings.
______. July 2016. General Plan 2025, Update #3.
Federal Highway Administration (FWHA). September 2005. Safety Effects of Marked Versus
Unmarked Crosswalks at Uncontrolled Locations Final Report and Recommended Guidelines.
GHD. January 2020. City of Atascadero 2020 Speed Zone Survey Update.
Institute of Transportation Engineers (ITE). 2021. Trip Generation Manual, 11th Edition.
______. 2017. Trip Generation Handbook, 3rd Edition.
San Luis Obispo Council of Governments. 2014. Regional Transportation Plan/Sustainable
Communities Strategy.
Transportation Research Board. 2016. Highway Capacity Manual, 6th Edition.
W-Trans. 2008. Interchange Improvement Study for the City of Atascadero.
______. March 2012. Del Rio Road Area Specific Plan Traffic Impact Analysis.
______. March 2020. Del Rio Road/US 101 Interchange Traffic Sensitivity Analysis.
______. August 2020. Del Rio Specific Plan Amendment Traffic Analysis.
76
Redlined Mitigation Monitoring and Reporting Program
for the
2022 Addendum to the FINAL
Environmental Impact Report
Del Rio Road Commercial Area Specific Plan
City of Atascadero, San Luis Obispo County, California
State Clearinghouse No. 2010051034
The attached Mitigation Monitoring Program excerpts represent measures modified
for the Marketplace development. The full Mitigation Monitoring Program is on file at
the City of Atascadero.
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1
Table 1 (cont.): Del Rio Road Commercial Area Specific Plan Mitigation Monitoring and Reporting Program
Mitigation Measures Method of Verification
Timing of
Verification
Responsible for
Verification
Verification of Completion
Date Initial
MM TRANS-lc: Prior to occupancy of the first new building within the
Specific Plan on the east side of El Camino Real, modifications to the
traffic signal at Del Rio Road/El Camino Real shall be completed by the
developer to more efficiently orchestrate the movement of conflicting
traffic. This modification requires the replacement of the northbound
left-turn protected phasing (green arrow) with protected-permissive
phasing (green arrow that goes to green ball or flashing yellow arrow),
and the southbound left-turn protected phasing with permissive phasing
(green ball or flashing yellow arrow). The eastbound and westbound
phases, which currently activate at the same time, shall be split to operate
sequentially, or one direction and then the other. These changes shall
require modification to the existing signal infrastructure to incorporate
updated signal heads. In addition, this mitigation includes adjustment to
the signal phasing in terms of recalls, phase lengths, and the overall cycle
length.
Site inspection;
acceptance of
improvements
Prior to issuance of
the final certificate
of occupancy for
Walmart
City of Atascadero
Mitigation Measures Method of Verification
Timing of
Verification
Responsible for
Verification
Verification of Completion
Date Initial
MM TRANS-lc: Prior to occupancy of the first new building within the
Specific Plan on the east side of El Camino Real, modifications
improvements to the intersection and traffic signals at Del Rio Road/El
Camino Real shall be completed by the developer to more efficiently
orchestrate the movement of conflicting traffic. This modification
requires tThese improvements include the following: he replacement of
the northbound left-turn protected phasing (green arrow) with
protected-permissive phasing (green arrow that goes to green ball or
flashing yellow arrow), and the southbound left-turn protected phasing
with permissive phasing (green ball or flashing yellow arrow). The
eastbound and westbound phases, which currently activate at the same
time, shall be split to operate sequentially, or one direction and then the
other. These changes shall require modification to the existing signal
infrastructure to incorporate updated signal heads. In addition, this
mitigation includes adjustment to the signal phasing in terms of recalls,
phase lengths, and the overall cycle length. 1) add a westbound left
turn lane with permissive phasing; 2) modify the southbound and
northbound left turns to protected-permissive phasing,; 3) restripe the
eastbound approach to a left, through, and right turn lane and modify
the left turn to protected-permissive phasing;4) add overlap phasing to
the southbound right turn pocket fronting 1920 El Camino Real;5)
replace eight-inch traffic signal heads with 12-inch heads, 6) install
yellow reflective tape on all backplates; 7) install new signage and
replace non-reflective signs; and 8) optimize signal timings including
updating pedestrian and yellow clearance times. All the listed items
shall be coordinated and approved by the City Engineer.
Site inspection;
acceptance of
improvements
Prior to issuance of
the final certificate
of occupancy for
Walmart
City of Atascadero
MM TRANS 1-d
Prior to occupancy of the first use that exceeds 134 p.m. cumulative
peak hour trips,All projects shall pay their fair share toward the
addition of a westbound to northbound right-turn lane shall be added
toat the intersection of Del Rio Road/US 101, such that there would
be two westboundtravel lanes on Del Rio Road from El Camino Real
to the US 101 North ramp. This would require widening Del Rio
Road, the construction of a retaining wall on the north side of Del
Rio Road, and reconstruction of the curb return. Prior to occupancy
of the first use that exceeds 134 p.m. cumulative peak hour trips
Concurrent with the addition of the right turn lane noted above, the
intersection of Del Rio Road/El Camino Real shall be reconfigured at
the eastbound approach from through /left-turn and right-turn lanes,
to left-turn lane, and through lane, and/ right-turn lanes, moving the
through movement from the left lane to the right lane.
Receipt of fees / Site
inspection;
acceptance of
improvements
Prior to issuance of
each building permit
for the project
City of Atascadero
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Table 1 (cont.): Del Rio Road Commercial Area Specific Plan Mitigation Monitoring and Reporting Program
Mitigation Measures Method of Verification
Timing of
Verification
Responsible for
Verification
Verification of Completion
Date Initial
This includes widening the eastbound departure (on the east leg of the
intersection) to avoid excessive lateral shifting of through traffic. With
a dedicated eastbound left-turn lane, the eastbound-westbound split
phasing shall be required to be replaced with concurrent timing, as well
as protected-permissive phasing for the eastbound left-turn movement.
With protected left-turn phasing in the eastbound direction and a
prohibition of eastbound U-turns, a southbound right-turn overlap shall
be provided, which is a green arrow that enables southbound right-
turning drivers to continue without stopping concurrently with the
eastbound left-turn movement. Additionally, the signal at Del Rio
Road/El Camino Real shall be coordinated with the signals at Del Rio
Road/US 101 North Ramps and Del Rio Road/US 101 South Ramps.
This will require extending the interconnect hardware between the
ramp signals to Del Rio Road/El Camino Real, and potentially
upgrading the signal hardware at Del Rio Road/El Camino Real to be
compatible with interconnect technology if it is not already.
All development within the Specific Plan area shall be responsible for
paying their fair share towards these improvements as a special impact
fee. The special impact fee will be in addition to the Citywide impact
fees in place at the time of development and shall be collected prior to
issuance of any permit. Should a developer construct the improvements,
any costs of the installed improvements in excess of the project’s
proportional share, may be eligible for a TIF fee credit. Any potential
TIF fee credit will be calculated by the City and will comply with any
City resolution guiding TIF Fee credits in place at the time of
construction of the improvements. The developer constructing the
improvements may also be eligible for reimbursement from other
development within the Specific Plan area should improvements be
installed prior to Specific Plan build-out.
MM TRANS 1-e
Prior to issuance of building permits for any land use that exceeds 293
traffic capacity cumulative weekday p.m. peak hour trips within the
Specific Plan area, the following improvements shall be completed, as
determined by a traffic analysis for each project and subject to the
approval of the City Engineer:
Site inspection;
acceptance of
improvements
Prior to issuance of
each building
permit
City of Atascadero
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Table 1 (cont.): Del Rio Road Commercial Area Specific Plan Mitigation Monitoring and Reporting Program
Mitigation Measures Method of Verification
Timing of
Verification
Responsible for
Verification
Verification of Completion
Date Initial
Widening the eastbound approach to Del Rio Road/El Camino
Real to three lanes that extend upstream to Del Rio Road/US
101 North Ramps, with one lane each assigned to left turns,
through lanes, and right turns.
The westbound approach to US 101 north ramps shall be
widened to include a right-turn only pocket.
A second northbound left-turn lane at Del Rio Rd/El Camino
Real shall be constructed to accommodate traffic leaving the
commercial developments and heading toward the freeway.
Overlaps to traffic signal operations shall be added to further
improve traffic flow.
The Del Rio Road overpass shall to be widened to four lanes,
with a through/left-turn combined lane and through lane
approaching eastbound to Del Rio Road/US 101 North Ramps
and left-turn and through/left-turn combined lanes on the
westbound approach to Del Rio Road/US 101 South Ramps.
At Del Rio Road/US 101 South Ramps, the southbound
approach shall be expanded to include an additional left-turn
lane, and the phasing shall be modified to split the eastbound
and westbound approaches.
Interconnect shall be provided between all three signals to
coordinate cycles.
Should a developer construct the improvements, any costs of the
installed improvements in excess of the project’s proportional share, may
be eligible for a TIF fee credit. Any potential TIF fee credit will be
calculated by the City and will comply with any City resolution guiding
TIF Fee credits in place at the time of construction of the
improvements. The developer constructing the improvements may also
be eligible for reimbursement from other development within the
Specific Plan area should improvements be installed prior to Specific
Plan build-out.
80
ITEM 2
Del Rio Marketplace
AMND19-0063 / MP Annex, LLC
Design Review Committee | City of Atascadero | www.atascadero.org | fb.me/planningatascadero
Attachment 3: Project Design Package
AMND19-0063
See following
81
DEL RIO MARKETPLACE 2678-01-CO21
24 MAY 2022 T1
CUP PACKAGE
TITLE SHEET
DEL RIO MARKETPLACE
PERSPECTIVE VIEW - Location Description
PROJECT DIRECTORY
OWNER:MADONNA ENTERPRISES, LLC
284 HIGUERA STREET
SAN LUIS OBISPO, CA 93401
CONTACT: CLINT PEARCE
PHONE: (805) 543-0300
EMAIL: CLINT@MADONNAPROPERTIES.COM
PLANNER:WHELEN CONSULTING
P.O. BOX 5021
SAN LUIS OBISPO, CA 93403
CONTACT: PATTI WHELEN
PHONE: (805) 503-9747
EMAIL: PATTI@WHELENCONSULTING.COM
ARCHITECT:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT MARTIN
PHONE: (805)-543-1794
EMAIL: SAMARTIN@RRMDESIGN.COM
CIVIL:CANNON | ENGINEERING CONSULTANTS
1050 SOUTHWOOD DRIVE
SAN LUIS OBISPO, CA 93401
CONTACT: SUSAN ROBERTS
PHONE: (805)-544-7407
EMAIL: SUSANR@CANNONCORP.US
LANDSCAPE:RRM DESIGN GROUP
3765 S. HIGUERA STREET, SUITE 102
SAN LUIS OBISPO, CA 93401
CONTACT: DUFOUR, CHRIS
PHONE: (805)-543-1794
EMAIL: CDUFOUR@RRMDESIGN.COM
PROJECT ADDRESS:EL CAMINO REAL AND DEL RIO ROAD
ATASCADERO, CA
APN:049-102-075
049-102-031
049-102-045
049-102-048
049-102-051
049-102-056
PROJECT DESCRIPTION
THIS PROJECT CREATES A MIXED-USE CENTER FOR BUSINESS AND
COMMERCIAL TENANTS, WITH RESIDENTIAL UNITS IN UPPER FLOORS OF
THE MULTI-STORY BUILDINGS. THE DEL RIO MARKETPLACE WILL BE AC-
CESSIBLE FROM BOTH EL CAMINO AND DEL RIO, WITH A SITE DESIGN
THAT CREATES PRACTICAL BUSINESS SPACE WITHIN A CREATIVE, INTER-
CONNECTED ENVIRONMENT. THE ONSITE CIRCULATION AND PARKING
PLAN ACCOMMODATES NEEDS FOR BUSINESS VIABILITY, ENHANCED
BY PEDESTRIAN WALKWAYS AND OUTDOOR GATHERING AREAS WITH
LANDSCAPING AND SHADE TREES THROUGHOUT.
THIS APPLICATION PROPOSES A MASTER PLAN FOR FULL BUILD-
OUT, WITH VALLEY FRESH MARKET IN THE FIRST PHASE OF
DEVELOPMENT.
SHEET INDEX
T1 TITLE SHEET
A2 PROPOSED ARCHITECTURAL SITE PLAN
A3 VALLEY FRESH MARKET FLOOR PLAN
A4 SITE SECTIONS
A5 VALLEY FRESH MARKET ELEVATIONS
A6 VALLEY FRESH MARKET COLOR AND MATERIALS
A7 COLOR AND MATERIALS
A8 PERSPECTIVE 1
A9 CHARACTER PERSPECTIVE 2
A10 CHARACTER PERSPECTIVE 3
TM1 VESTING TENTATIVE MAP
C1 EXISTING CONDITIONS
C2 GRADING AND DRAINAGE PLAN
C3 SITE CROSS SECTIONS
C4 UTILITY PLAN
C5 TRUCK TURNING ANALYSIS
L1 CONCEPTUAL LANDSCAPE PLAN
L2 CONCEPTUAL SOUNDWALL AND FENCING PLAN
L3 CONCEPTUAL SOUNDWALL AND FENCING SECTIONS
L4 CONCEPTUAL LANDSCAPE PLAN - ENLARGEMENT
L5 LANDSCAPE SITE INSPIRATION
L6 CONCEPTUAL PLANT PALETTE
L7 CONCEPTUAL PLANT PALETTE
L8 MONUMENT SIGNAGE
L9 PROJECT SIGNAGE
TOTAL SHEET COUNT = 25
PROJECT STATISTICS
ZONING CR - COMMERCIAL RETAIL
PROJECT AREA:12 ACRES (+/-522,000 SF)
BUILDING GROSS AREA 214,400 SF
GROUND FLOOR 114,200 SF
MINIMUN LANDSCAPE
COVERAGE
10%
PROPOSED LANDSCAPE
COVERAGE
25%
MAX. ALLOWED HEIGHT:OCCUPIED 35’-0” FT.
NON-OCCUPIED FEATURES 45’-0”
MAX. PROPOSED HEIGHT:VARIES, REFER TO BUILDING ELEVATIONS
YARD SETBACKS REQUIRED PROPOSED
FRONT 10 FT 10 FT (RETAIL 4)
SIDE 10 FT N/A
REAR 0 FT N/A
ADJACENT RESIDENTIAL
PROPERTY
30 FT 47’ (EXCHANGE 1)
45’ (VALLEY FRESH)
OCCUPANCY TYPES &
AREA:
VALLEY FRESH MARKET 32,400 SF
RETAIL/SERVICE 31,700 SF
OFFICE 31,500 SF
LIGHT INDUSTRIAL/OFFICE 18,600 SF
RESIDENTIAL 100,200 SF & 92 TOTAL UNITS
PARKING
AUTO PARKING CALCULATION SPACE
COUNT
GROCERY STORE 32,400 SF X (1/300)108
RETAIL 1 4,500 SF X (1/250)18
RETAIL 2 6,000 SF X (1/250)24
RETAIL 3 6,000 SF X (1/250)24
RETAIL 4 6,200 SF X (1/250)25
RETAIL 5 9,000 SF X (1/250)36
EXCHANGE 1 10,000 SF X (1/400)25
EXCHANGE 2 8,600 SF X (1/400)22
OFFICE 1 18,000 SF (1/400)45
OFFICE 2 13,500 SF (1/400)34
TOTAL COMMERCIAL 114,200 SF 361
1-BED 46 X (1.5/UNIT)69
2-BED 46 X (2/UNIT)92
GUEST (1/5 UNITS) X (92 TOTAL UNITS)18
TOTAL RESIDENTIAL 179
TOTAL REQUIRED FOR
PROPOSED
540
PARKING REQUIRED 564
PARKING PROVIDED 580
SITE
DEL RIO
R
D
VICINITY MAP
PLANNING AREA
”NORTH END PROJECT SITE” WITHIN THE DEL RIO ROAD
COMMERCIAL AREA SPECIFIC PLAN
E
L
CAM
INO
R
EA
L
COMMERCIAL PARKING REQUIRED:
RESIDENTIAL PARKING REQUIRED:
82
0 2 4 8
1”=40’24X36 SHEETSECTION E22’-0”54’-0”26’-6”40’-0”87’-0”54’-0”45’-0”PLAZA
LOADING
PLAZA
PLAZA
PLAZA
PASEO/BBQ
PLAZA
PLAZA
OUTDOOR
SPACE
OUTDOOR
SPACE
BASIN
(E) BASIN
BASIN
BASIN
VALLEY FRESH MARKET
32,400 SF
RETAIL 2
6,000 SF
RETAIL 3
6,000 SF
RETAIL 1
4,500 SFEXCHANGE 1
10,000 SF
3-STORY BUILDING
EXCHANGE 2
8,600 SF
3-STORY BUILDING
OFFICE 1
GROUND FLOOR
18,000 SF
3-STORY BUILDING
RETAIL 5
9,000 SF
ENTRY
S
EC
T
ION
C
S
EC
T
ION
C
SECTION A
SECTION A
SECTION BSECTION B
SECTION DSECTION DRETAIL 4
6,200 SF
DEL RIO ROADSECTION FEL CAMINO REAL
PERIMETER
SOUND WALL
PERIMETER
SOUND WALL
(E) RESIDENTIAL
(E) RESIDENTIAL
(E) RESIDENTIAL
PERIMETER
FENCE
(E) RESIDENTIAL
(E) RESIDENTIAL
PERIMETER
FENCE
PERIMETER
FENCE
OFFICE 2
GROUND FLOOR
13,500 SF
3-STORY BUILDING
PLAZA
PASEO
80’-0”
BASIN
LEGEND
ACCESSIBLE PEDES-
TRIAN ROUTE:
DEL RIO MARKETPLACE 2678-01-CO21
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ARCHITECTURAL SITE PLAN
83
SITE SECTIONS
HEIGHT 30’HEIGHT 30’
HEIGHT 35’
HEIGHT 30’
SECTION A
1"=40’ (24 X 36 SHEET)1
SECTION B
1”=40’ (24 X 36 SHEET)2
SECTION C
1”=40’ (24 X 36 SHEET)3
SECTION D
1”=40’ (24 X 36 SHEET)5 SECTION F
1”=20’ (24 X 36 SHEET)6
SECTION E
1”=20’ (24 X 36 SHEET)4
FENCE
FENCE
SOUND
WALL
SOUND
WALL
DEL RIO MARKETPLACE 2678-01-CO21
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PROPERTY LINE
RETAIL 5VALLEY FRESH MARKETOFFICE 1 OFFICE 2
PROPERTY LINES
RETAIL 3RETAIL 2RETAIL 1
EXCHANGE 1
VALLEY FRESH MARKET
PROPERTY LINES PROPERTY LINE
PROPERTY LINE
EASEMENT PROPERTY LINE
PROPERTY LINE
RETAIL 2
RETAIL 5
VALLEY FRESH MARKET
PROPERTY LINE
EXISTING
RESIDENCE
PROPERTY LINE
OFFICE 2
RETAIL 4 RETAIL 3EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
EXISTING
RESIDENCE
PROPERTY LINE
DEL RIO ROAD
DEL RIO ROAD
EL CAMINO
REAL
EL CAMINO
REAL
SOUND WALL
SOUND WALL
EXISTING
RESIDENCE
HEIGHT 45’
HEIGHT 35’HEIGHT 45’
HEIGHT 30’HEIGHT 35’
HEIGHT 45’
MAX HEIGHT
9’-0” (TYP.)
HEIGHT 30’HEIGHT 30’
HEIGHT 30’
HEIGHT 45’
MAX HEIGHT
9’-0” (TYP.)
84
0 2 4 8
3/32” = 1’-0”24X36 SHEET
0 2 4 8
3/32” = 1’-0”24X36 SHEET
DEL RIO MARKETPLACE 2678-01-CO21
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VALLEY FRESH MARKET FLOORPLAN
VALLEY FRESH MARKET
32,400 SF
CART STORAGE
MECH.
COOLER
85
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VALLEY FRESH MARKET ELEVATIONS
LEFT (WEST) ELEVATION
3/32" = 1'-0" (24 X 36 SHEET)2
FRONT (SOUTH) ELEVATION
3/32" = 1'-0" (24 X 36 SHEET)1
BACK (NORTH) ELEVATION
3/32" = 1'-0" (24 X 36 SHEET)4
RIGHT (EAST) ELEVATION
3/32" = 1'-0" (24 X 36 SHEET)3
0 2 4 8
3/32” = 1’-0”24X36 SHEET
GROUND LEVEL
MAX ALLOWABLE HEIGHT 45’-0”
ARCHITECTURAL FEATURES
35’-0”
MAX HEIGHT
GROUND LEVEL
MAX ALLOWABLE HEIGHT 45’-0”
ARCHITECTURAL FEATURES
35’-0”
MAX HEIGHT
GROUND LEVEL
MAX ALLOWABLE HEIGHT 45’-0”
ARCHITECTURAL FEATURES
35’-0”
MAX HEIGHT
86
DEL RIO MARKETPLACE 2678-01-CO21
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VALLEY FRESH MARKET COLOR AND MATERIALS
A B C D E F G
BLACK (ANODIZED)
STOREFRONT
CONCRETE MASONRY UNIT
BLOCK WALL
VERTICAL SIDING
FIBER CEMENT WOOD LOOK
HORIZONTAL SIDING
FIBER CEMENT SIDING
BOARD AND BATTEN
FIBER CEMENT SIDING
METAL ROOFING
STANDING SEAM GRAY
BLACK
LIGHT FIXTURES
A
A B
DD
D
C
E
E
F F
87
DEL RIO MARKETPLACE 2678-01-CO21
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COLOR AND MATERIALS
APPROVED THROUGH SPECIFIC PLAN
VARIOUS MATERIALS
WOOD RAILINGSTUCCO
GREY
LEDGE STONE BASE
WHITE BARK”
GENERAL PAINT PALLET
RETAIL AND OFFICES
GENERAL MATERIAL PALLET
RETAIL AND OFFICES
STUCCO
WHITE
STANDING SEAM
BLACK
CORRUGATED METAL
GREY
METAL RAILING
INTERNALLY ILLUMINATED
CHANNEL SIGN
88
DEL RIO MARKETPLACE 2678-01-CO21
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PERSPECTIVE 1
89
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12-31-22 1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863
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1050 Southwood Drive
San Luis Obispo, CA 93401
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1050 Southwood Drive
San Luis Obispo, CA 93401
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1050 Southwood Drive
San Luis Obispo, CA 93401
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1050 Southwood Drive
San Luis Obispo, CA 93401
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1050 Southwood Drive
San Luis Obispo, CA 93401
P 805.544.7407 F 805.544.3863
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0 2 4 8
1”=40’24X36 SHEET
0 2 4 8
1”=40’24X36 SHEET
1. Entry Monument Signage
2. Entry Landscape
3. Plaza
4. Bioretention Basin
5. Pedestrian Paseo
6. Specialty Paving
7. Decorative Paving
8. Trash Enclosure
9. Circular Paving Pattern
10. Outdoor Seating
11. Pedestrian Crossing
12. Light Poles (20’-25’)
13. Light Poles (12’-15’)
14. Bollard Lighting
15. Bicycle Racks
16. Electric Vehicle Charging Station
17. Grocery Cart Storage
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SEE ENLARGEMENT
VALLEY FRESH MARKET
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EL CAMINO REAL DEL RIO ROAD OFFICE 1
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0 2 4 8
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1. Sound Wall
2. Sound Wall on Retaining Wall
3. Fencing
4. Fencing on Retaining Wall
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RETAIL 4
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EL CAMINO REAL DEL RIO ROAD OFFICE 1
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SOUND WALLFENCING
FENCING
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SOUND WALL ON
RETAINING WALLFENCING ON
RETAINING WALL
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SECTION 1
FENCING
SECTION 3
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SECTION 2
FENCING ON RETAINING WALL
SECTION 4
SOUND WALL
WOOD PRIVACY FENCE
SOUNDWALL
SOUNDWALL DETAIL
WOOD FENCE ON WALL
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1. Specimen Tree
2. Entry Landscape
3. Flowering Tree Allee
4. Overhead Monument Sign
5. Stone Pilasters
6. Patio Dining
7. Perimeter Seatwall
8. Pedestrian Promenade
9. Decorative Paving
10. Bioretention Basin
11. Pedestrian Connections
12. ADA Ramp
13. Steps
14. Lighting
15. Bicycle Racks
16. Electric Vehicle Charging Station
KEY
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MONUMENT SIGNAGE PILASTER
PAVEMENT PATTERNS
PATIO DINING
SPECIMEN TREE
PERIMETER SEATWALL
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SHRUBS
DIANELLA REVOLUTA ‘VARIEGATED’ FLAX LILY
DODONEA VISCOSA ‘PURPUREA’ PURPLE HOP BUSH
ERIOGONUM FASCICULATUM ‘THEODORE PAYNE’ CALIFORNIA BUCKWHEAT
EUPHORBIA CHARACIAS WULFENII EVERGREEN SPURGE
EUPHORBIA MYSINITES MYRTLE SPURGE
FESTUCA CALIFORNICA ‘RIVER HOUSE BLUES’ CALIFORNIA FESCUE
FESTUCA IDAHOENSIS IDAHO FESCUE
GREVILLEA X ‘MOONLIGHT’ MOONLIGHT GREVILLEA
HEUCHERA MAXIMA ISLAND ALUM ROOT
HYDRANGEA QUERCIFOLIA OAKLEAF HYDRANGEA
KNIPHOFIA X ‘MANGO POPSCICLE’ HOT POKER
LAVANDULA ANGUSTIFOLIA ENGLISH LAVENDER
LEPECHINIA FRAGRANS ISLAND PITCHER SAGE
LOMANDRA LONGIFOLIA ‘BREEZE’ BREEZE MAT RUSH
LOROPETALUM CHINENSE CHINESE FRINGE FLOWER
MELIANTHUS MAJOR HONEY BUSH
MISCANTHUS SINENSIS ‘ADAGIO’ ADAGIO EULALIA GRASS
MUHLENBERGIA CAPILLARIS PINK MUHLY GRASS
MUHLENBERGIA DUBIA PINE MUHLY
PENNISETUM MESSIACUM ‘RED BUNNY TAILS’ FOUNTAIN GRASS
PENNISETUM SPATHIOLATUM RYE PUFFS
PENSTEMON PALMERI PALMER’S PENSTEMON
PHORMIUM TENAX NEW ZEALAND FLAX
POLYSTICHUM CALIFORNICUM CALIFORNIA FERN
POLYSTICHUM MUNITUM WESTERN SWORD FERN
RHAMNUS CALIFORNICA CALIFORNIA COFFEEBERRY
RHUS OVATA SUGAR BUSH
RIBES VIBURNIFOLIUM EVERGREEN CURRANT
ROMNEYA COULTERI MATILIJA POPPY
ROSMARINUS OFFICINALIS ‘TUSCAN BLUE’ ROSEMARY
SALVIA SPP. SAGE
SANTOLINA CHAEMAECYPARISSUS LAVENDER COTTON
SARCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA
SEDUM X ‘AUTUMN JOY’ AUTUMN JOY SEDUM
VERBENA LILACINA ‘DE LA MINA’ LILAC VERBENA
WESTRINGIA FRUTICOSA COAST ROSEMARY
YUCCA FILAMENTOSA ADAM’S NEEDLE
VINES
CLEMATIS ARMANDII EVERGREEN CLEMATIS
CLYTOSTOMA CALLISTEGIODES VIOLET TRUMPET VINE
DISTICTUS BUCCINATORIA TRUMPET VINE
FICUS PUMILA CREEPING FIG
MACFADYENA UNGUS-CATI CAT CLAW VINE
PARTHENOCISSUS X ‘HACIENDA CREEPER’ HACIENDA CREEPER
PASSIFLORA INCARNATA PASSION FLOWER VINE
VITIS CALIFORNICA ‘ROGER’S RED’ CALIFORNIA WILD GRAPE
TREES
ARBUTUS X ‘MARINA’ MARINA STRAWBERRY TREE
ARCHONTOPHEONIX CUNNINHAMMIANA KING PALM
BRACHYCHITON DISCOLOR QUEENSLAND LACEBARK
BRAHEA ARMATA MEXICAN BLUE PALM
CEDRUS DEODORA DEODAR CEDAR
CEIBA SPECIOSA FLOSS SILK TREE
CERCIDIUM X ‘DESERT MUSEUM’ DESERT MUSEUM PALO VERDE
CHAMAEROPS HUMILIS MEDITERRANEAN FAN PALM
CHILOPSIS LINEARIS DESERT WILLOW
CINNAMOMUM CAMPHORA CAMPHOR TREE
CITRUS X LIMON LEMON
CITRUS X SINENSIS ‘DWARF VALENCIA’ DWARF VALENCIA ORANGE
COTINUS COGGYRRIA ‘ATROPURPUREA’ PURPLE SMOKE TREE
FEIJOA SELLOWIANA PINEAPPLE GUAVA
FREMONTODENDRON X ‘CALIFORNIA GLORY’ FLANNEL BUSH
JACARANDA MIMOSIFOLIA JACARANDA MULTI-TRUNK
OLEA EUROPAEA ‘SWAN HILL’ SWAN HILL OLIVE
PHEONIX DACTILIFERA DATE PALM
PINUS PINEA ITALIAN STONE PINE
PLATANUS RACEMOSA CALIFORNIA SYCAMORE
QUERCUS SPP. OAK
RHAPIS HUMILIS LADY PAM
X CHITALPA TASHKENTENSIS CHITALPA
BIOSWALE SHRUBS
ACHILLEA MILLEFOLIUM COMMON YARROW
AGROSTIS PALLENS SEASHORE BENTGRASS
CHONDROPETALUM TECTORUM ‘EL CAMPO’ SMALL CAPE RUSH
JUNCUS EFFUSUS SOFT RUSH
JUNCUS PATENS CALIFORNIA GREY RUSH
LEYMUS CONDENSATUS ‘CANYON PRINCE’ GIANT WILD RYE
EYMUS TRITICOIDES ‘LAGUNITA’ WILD RYE
MUHLENBERGIA RIGENS DEER GRASS
SOLIDAGO CALIFORNICA CALIFORNIA GOLDENROD
SHRUBS
ACHILLEA FILIPENDULINA FERNLEAF YARROW
ADENANTHOS X CANNINGHAMII WOOLYBUSH
AGAVE AMERICANA ‘VARIEGATA’ CENTURY PLANT
AGAVE X ‘BLUE FLAME’ BLUE FLAME AGAVE
ALOE ARBORESCENS TORCH ALOE
ALOE PLICATILIS FAN ALOE
ANIGOZANTHOS X ‘HARMONY’ YELLOW KANGAROO PAW
ARCTOSTAPHYLOS SPP. MANZANITA
ASTERISCUS MARITIMUS GOLD COIN DAISY
BANKSIA BLECHNIFOLIA GROUND BAKSIA
BANKSIA SPECIOSA SHOWY BAKSIA
BOUTELOUSA GRACILIS ‘BLONDE AMBITION’ BLUE GRAMA GRASS
BULBINE FRUTESCENS ‘HALLMARK’ STALKED BULBINE
CARPINTERIA CALIFORNICA BUSH ANEMONE
CEANOTHUS X ‘DARK STAR’ CALIFORNIA WILD LILAC
CONCEPTUAL PLANT PALETTE
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MONUMENT SIGNAGE
LATTICE GIRDER WOOD + STONE POSTS RAISED LETTERING PAINTED METAL RECLAIMED WOOD 4’-0”3’-6”6’2’-6”10’-0”GENERAL NOTES:
• LETTERS SHALL BE BACKLIT
OR ETERNALLY ILLUMINATED.
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METAL TRUSS
PROPOSED SIGNAGE LOCATION
WOOD + STONE LETTERING TAPERED COLUMN METAL ROOF COLUMN PAINTRECLAIMED WOOD
TENANT
SIGNAGE
TENANT
SIGNAGE
THE CENTER IDENTIFICATION SIGN
SHALL BE BACKLIT OR EXTERNALLY
ILLUMINATED
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PROJECT SIGNAGE
106
ITEM NUMBER: 3
DATE: 6/7/22
Atascadero Planning Commission
Community Development Department
Accessory Dwelling Unit
And Senate Bill 9
Text Amendments
(AMC Title 9 and Title 11)
RECOMMENDATION:
The Planning Commission review and provide feedback on proposed amendments to the
Municipal Code that will respond to recent State law updates regarding Accessory
Dwelling Units, Urban Dwelling Units and Urban Lot Splits.
DISCUSSION:
Background
Recent Government Code changes are designed to streamline the local review process
for accessory dwelling units. These changes are intended to further reduce barriers, and
make it easier to develop these smaller units that share a property with other housing
units as a form of affordable housing. In 2020, the City adopted its 2021-2028 Housing
Element which identified a number of City code updates that are needed in order to
implement State law revisions. The Housing Element identified ADUs as a component in
helping to meet the City’s moderate- and low-income housing requirements. A portion of
all new ADU’s and JADU’s will count towards the City’s affordable housing stock and can
be utilized for calculating our annual Regional Housing Needs Allocation (RHNA) since
these units are considered to be “affordable by design”.
Title 9, Chapter 5, of the Atascadero Municipal Code regulates Accessory Dwelling Units
(ADUs) and is currently titled “Secondary Dwelling Units”. The Code was adopted in 2004
and last updated in 2010. Since 2010, the State has provided several updates to the
government code regulating ADUs and Junior ADUs (JADUs) with substantial updates that
became effective on January 1, 2020. These State updates have made many portions of
our local code inconsistent with State law, and State law currently supersedes much of our
local ordinance. Updates to our local ordinance that comply with State law will allow our
City to recognize local conditions that can apply to the regulation, guidance and
health/safety standards of these accessory units.
In addition to ADU laws, the governor signed Senate Bill 9 (SB9) into law (September 2021)
in an effort to streamline the development of housing and allow up to two primary housing
107
ITEM NUMBER: 3
DATE: 6/7/22
units on many existing single-family zoned sites in addition to allowing lot splits on existing
single-family zoned sites as a staff level approval. The implementation of these code
amendments will result in the adoption of separate ordinances that will result in multiple
updates to the Municipal Code.
Proposed amendments and additions include:
• Repeal and replacement of Title 9, Chapter 5 (Accessory Dwelling Units)
• Addition of a new section to address Urban Dwelling Units.
• Amendments to Title 9, Chapters 3, 4, and 9 to update definitions for consistency
with amended standards.
• Amendments to the City’s Subdivision Regulations, Title 11 to accommodate SB9
(Urban Lot Splits)
Following Planning Commission feedback, staff will return to the Planning Commission
with the proposed code updates prior to proceeding to the City Council for final adoption.
Amendments to the ADU code will also require review by the state department of H ousing
and Community Development (HCD).
Analysis
Accessory dwelling units and Junior Accessory dwelling units
An ADU is defined as an attached or detached accessory dwelling unit that shares a
property with a primary unit. A JADU is defined as a unit solely converted from existing
residential space within a primary unit and is limited in size to 500 square-feet. A single
site may have an ADU and a JADU if it can meet development standards. ADU’s are
allowed in conjunction with any legal primary dwelling unit, whether the unit is part of a
mixed-use project, an apartment project, planned development, condominium, or
standard single-family dwelling. However, ADU’s have additional limitations within multi -
family or mixed-use sites.
Some of the more significant changes to State law include:
• The introduction of Junior ADUs.
• Considerations for the allowance of ADUs on multi-family and mixed-use
properties.
• Prohibition of required replacement parking when a garage is converted to create
an ADU.
• Establishment of impact fee exemptions for ADU’s less than 750 square feet and
reduced fees for units 750 square feet or greater.
• Requires, upon application and approval, a local agency to delay enforcement
against a qualifying substandard ADU for five (5) years to allow the owner to
correct the violation, so long as the violation is not a health and safety issue, as
determined by the enforcement agency
• Limitations on parking standards for new ADUs and JADUs
• Provides that covenants, conditions and restrictions (CC&Rs) that either effectively
prohibit or unreasonably restrict the construction or use of an ADU or JADU on a
lot zoned for single-family residential use are void and unenforceable.
• Prohibits the use of ADUs or JADUs as short-term (vacation) rentals.
108
ITEM NUMBER: 3
DATE: 6/7/22
On September 28, 2021, staff brought this topic before the City Council for direction prior
to preparing a final ordinance. The City Council directed staff to analyze the following
standards for inclusion in the updated ordinance:
• Consider the maximum size of an allowed ADU to be 1,000 square-feet in areas
with smaller lots in Single Family Residential zones and Multi-Family zones for
consistency with the States affordable housing goals but maintain larger units on
larger Single-Family properties where appropriate.
• Limit the construction of detached ADUs on properties less than 1 acre gross if
served by an on-site wastewater system (septic). In addition, explore parameters
for exceptions if a smaller parcel is surrounded by larger pa rcels.
• Limit ADU construction on sites in the City’s WUI zone that do not meet fire
standards for secondary road access.
• Provide standards for ADUs in planned developments and multi-family and mixed-
use zones.
• Consider objective design standards
Because septic suitability and fire access are related to public health and safety, these
topics may guide where it is suitable to develop accessory dwelling units.
Proposed ADU/JADU Objective Design Standards
Local agencies may adopt design standards that include, but are not limited to, design
standards for parking, height, setback, landscaping, architecture, unit size, and
development with historic resources. However, these standards must not preclude the
ministerial review of an ADU. The following d iscussion provides “objective” design
standards that should be incorporated into the City code for ADUs and JADUs.
Unit Size:
Unit size directly results in unit cost. ADU’s are designed to be an affordable housing
option, therefore the state set a maximum limit at 1,200 square feet. However, the City
has discretion to require smaller units provided that standards allow at least an 850
square-foot unit, or 1,000 square-feet if the unit has 2 bedrooms. The City’s current code
allows up to 1,200 square-feet for an ADU regardless of zoning district or property size.
The City Council directed staff to update the ADU ordinance to include a maximum unit
size of 1,000 square-feet and provide allowances for the full 1,200 square-feet on larger
single-family properties.
• Staff is suggesting the following size standards for ADUs:
1. Up to 850 square feet for a one bedroom or less ADU
2. Up to1,000 square-feet for any new ADU that includes two (2) or more
bedrooms
3. Up to 1,200 square-feet for properties 1.5 acres gross or larger when the
ADU does not exceed 50% of the floor area of the primary residence.
109
ITEM NUMBER: 3
DATE: 6/7/22
Junior accessory dwelling units are limited by state law to a maximum of 500 square -feet.
JADUs must be created by the conversion of existing space within the existing or
proposed as part of a new primary dwelling unit. JADUs can be conversions of existing
habitable space and/or conversion of an attached garage.
Accessory Buildings attached to Accessory Dwellings
Current City ADU standards allow a garage/storage space up to 500 square -feet to be
attached to an ADU. The code also provides an exception process through approval of
an Administrative Use Permit or a Conditional Use Permit reviewed by the Planning
Commission if a larger garage/workshop is requested. Staff has concerns about allowing
larger garages attached to ADUs as this may conflict with neighborhood character,
especially as side and rear setbacks are reduced to four feet for ADUs under 16-feet in
height.
Staff is proposing a maximum footprint of both an attached garage and ADU to not exceed
1,250 square feet. This would allow smaller ADU’s to have a two-car attached garage on
the ground floor, or allow flexibility for larger ADUs to be built above a garage. For
example, an 800 square foot ADU could have an attached 4 50 square foot garage (20x22)
allowing for parking of two vehicles and storage. Alternatively, a 1,000 square foot ADU
built above a garage may have a larger garage that could serve both the primary
residence and ADU. A larger ADU and Accessory structure will need to comply with
standard residential setbacks and will not be eligible for the reduced four-foot setback set
by the government code.
• Staff is suggesting that the footprint of an ADU and an attached garage or
accessory structure should not exceed 1250 square feet.
Minimum Lot Size:
The new Government code Prohibits the City from limiting ADUs based on minimum lot
size unless lot size is a factor in determining health and safety standards. The
Government Code allows local agencies to limit the development of ADUs based on the
adequacy of water and sewer services and adequate road access in order to preserve
public health and safety.
The City’s Local Area Management Plan (LAMP) is approved by the Regional Water
Quality Control Board, a State Agency. The LAMP governs septic systems from a
technical aspect based on health and safety and regional board standards. The LAMP
provides design parameters for a variety of site-specific characteristics but does not
analyze or address neighborhood or regional impacts to groundwater quality.
City staff has coordinated with an engineering consultant (Monsoon Consultants) to
determine what areas or parcels in the City may be most impacted by the expansion of
on-site wastewater systems due to overall density or overconcentration concerns. The
analysis focused on determining areas and parcel characteristics that would be
vulnerable to high nitrogen loading rates should systems be expanded or added to
accommodate additional units.
• The resulting analysis concluded that a minimum lot size of one gross acre would
be required for ADU’s to ensure that established thresholds for nitrogen
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ITEM NUMBER: 3
DATE: 6/7/22
overconcentration would not be exceeded. No minimum lot size will be established
for ADU’s that are connected to City sewer, only setbacks and design standards
would apply.
This lot size limit captures smaller parcels on the west side in addition to known areas of
concern related to septic concentration and failure such as River Gardens, the
neighborhood south of Pine Mountain, some areas west of Atascadero High School and
some of the neighborhoods near Rosario north east of the downtown.
The one acre minimum assumes nitrogen concentrations based on one detached ADU
one primary residence and one JADU for a total of three (3) units on a 1 -acre site with an
on-site wastewater disposal system or multiple onsite systems. Junior ADUs do not
typically produce the same level of impact due to size limitations, are converted from
existing square-footage, and are not allowed to be vacation rentals. JADUs are
envisioned to be similar to a master bedroom expansion or bedroom replacement and
therefore, the septic concerns are reduced to a level of insignificance as long as the
existing system or proposed upgrades can accommodate the additional occupancy.
• The City should allow for an internal JADU to replace existing space in an
existing residence, up to 500 square feet regardless of lot size, providing on-
site septic systems can be designed to accommodate any additional load
per the requirements of the City’s LAMP.
Council also requested that staff explore an exception process that would allow some
smaller parcels without City sewer access to construct ADUs if certain findings could be
made and parameters could be met.
• Staff is proposing text that would allow ADUs on properties between ¾ and 1-
acre that are surrounded by parcels larger than 1 acre where the average lot
size within a 1/4 mile radius is over 1-acre gross. This calculation is required
to take into account any potential future lot split possibilities in determining
average gross acreage. This allowance may also require a property owner to
demonstrate on-site wastewater system operation and expansion by
certification from an engineer.
Emergency Access Standards:
In addition to the amendment described above regarding wastewater, the City may adopt
regulations that limit ADUs where health and safety concerns exist, such as on properties
that have limited road access (only one way out) and that are within the City’s identified
Very High Fire Severity Zone. Staff has identified several neighborhoods that do not have
sufficient road access and are within these areas. The new code will need to identify these
locations and limit new ADU development where it is not safe. However, these sites will
still allow for JADUs.
• No ADU’s shall be allowed in areas that are within the Very High Fire Severity
Zone on roads that do not have a second way out as determined by the City
Fire Department. JADU’s may still be allowed on these properties.
111
ITEM NUMBER: 3
DATE: 6/7/22
Building Setbacks:
The State requires that standard City setbacks be reduced to 4-feet for ADUs that are
less than 16-feet in height. Standard City setbacks are 5-feet from a side property line
and 10-feet from the rear. The State requires that both the side and rear setbacks be
reduced to 4-feet for a qualifying ADU. The reduced setback will result in design
limitations because the building code requires fire rated construction for any building wall
that is less than 5-feet from a property line. Therefore, a structure that is less than 5-feet
from a property line may not be able to have any operable windows, opening doors, or
other features that are not fire-rated facing the property line that is less than 5-feet away.
Other walls may still have these features.
While the City cannot override these standards, the City will need to modify our standard
definitions to clarify side, front and rear setbacks. Specifically, our existing code labels a
corner setback adjacent to a street as a “corner side setback”. Based on State law, the
City would be required to allow an ADU up to 4-feet from the right-of-way on a corner lot.
The amended language uses the term “corner street setback” to allow the City to maintain
a 10-foot setback from the right-of-way (street).
• ADU’s will be subject to a new four foot minimum setback for no more than
one building wall. New definitions for setbacks are proposed that will clarify
each setback standard.
Multi-Family Standards:
The State expanded the government code section related to accessory dwelling units to
include provisions for ADUs within multi-family projects such as apartments and
condominiums and some planned developments. Cities must allow the conversion of
existing non-residential space (this includes garages and other non-conditioned storage)
into ADUs at a ratio up to 25% of the number of existing units on-site. In lieu of conversion
of existing space, cities must allow at least one and no more than 2 new units on the site.
The State law allows for this to be an either/or scenario so cities do not have to allow for
both on one site. Staff is proposing a maximum of one new unit as an ADU or the
conversion of existing space within a multi-family unit under the provisions of the State
law.
It is important to note that garages and carports are considered existing space on a multi -
family site and are eligible for conversion. If converted, the City cannot require
replacement parking but can require one new parking space per ADU. The city has no
authority to limit the conversion of required parking nor require additional parking on -site.
Atascadero has many multi-family properties that have not yet been developed to full
density. The City’s Housing Element contains policies and programs to encourage infill
development on these sites and these sites are included in calculating the City’s ability to
meet RHNA requirements. Requiring buildout to specified density prior to development of
ADUs will allow compliance with Housing Element goals and eliminates a potential
loophole.
112
ITEM NUMBER: 3
DATE: 6/7/22
• Staff is recommending an updated land use definition for multi-family to
clarify that multi-family zoned properties must be developed to density prior
to construction of an ADU.
• Staff is proposing a new definition for a Residential Multi-Family project:
More than 10 units per gross acre are considered a multi-family project,
regardless of the design of the units or whether the units are owned or
rented.
Code changes needed for State Law Consistency:
Owner Occupancy:
The new State law prohibits the City from placing owner-occupancy requirements for
ADUs but allows Cities to require owner occupancy provisions for residences that contain
JADUs.
• Staff is proposing language that includes requirements for owner occupancy
of either the primary, ADU, or JADU as a condition of a construction permit
for a JADU.
Parking
The State law includes automatic parking reductions for ADUs. This includes both
prohibitions against requiring replacement parking for ADU garage conversions in
addition to waiving parking requirements based on proximity to transit stops.
• Any draft ordinance will include provisions requiring 1 parking space per
ADU, consistent with State law, except where waived by state law.
Short-term Rental Prohibition
State law requires that ADUs that are developed consistent with the current government
code be reserved for stays of greater than 30-days, thereby prohibiting the use of ADUs
or JADUs as vacation rentals. However, the state law does not prohibit a property owner
from living in an ADU and utilizing a primary residence as a vacation rental. This provision
is supported by the State’s findings that ADUs will provide additional opportunities for
affordable housing.
• Proposed code will prohibit the use of an ADU or JADU as a vacation rental
and includes a requirement to record a deed restriction for new accessory
dwellings prior to occupancy.
Atascadero Municipal Code consistency:
Changes to Title 9, chapter 5 of the Zoning Code to accommodate the new ADU language
will result in the need to amend the General Definitions, the Land Use Definitions, and the
property development standards.
These amendments include:
• Amending the definition (9-3.500) for detached accessory structures that are
not considered dwelling units (ADUs), including standards for detached
offices and art studios, to Chapter 6, section 106: Residential Accessory
Uses, so that these structures are subject to the same state laws a s ADUs.
• Updating land-use definitions related to mixed-use and multi-family
residential development for clarity on when ADU standards apply (9-3.500).
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• Updating general definitions and development standards to clarify setback
standards (9-9.102).
• Modifications to existing planned development language to clarify setbacks
as they relate to ADUs (9-3.642).
Proposed Design Standards for Urban Dwelling Units and Urban Lot Splits (SB9)
On September 16, 2021 the governor signed Senate Bill 9 (SB9) into law in an effort to
streamline the development of housing to allow multiple housing units on many existing
single-family zoned sites and allowing lot splits on existing single-family zoned sites with
approval at the staff level. SB 9 allows one to either add a new Urban Dwelling Unit on an
existing parcel with an existing unit, or allows one to subdivide an eligible parcel and have
two units on each resulting parcel, whether a pre-existing unit, a new Urban Dwelling Unit,
or an accessory dwelling unit/junior accessory dwelling unit. Under SB9, an existing
dwelling unit, a new urban dwelling unit, or an ADU/JADU count towards the total number
of units.
In December of 2021, the City Council adopted an urgency ordinance to ensure that
applications received on or after the effective date could be processed with health, safety,
and objective design standards enforced to address the unique characters of Atascadero
(Attachment 1). To date, the City has reviewed two applications for an urban lot split. No
applications to construct a new unit under SB9, separate from an Urban Lot Split have yet
been pursued.
SB9 does three things:
1. Allows for the development of one additional primary (“Urban Dwelling Unit”)
dwelling unit on the same lot as a primary residence on all single-family zoned
parcels within or partially within the “Urbanized Area” of a city. The Urbanized Area
is a designated zone established by census data.
2. Requires that cities allow for the approval of Urban Lot Splits of single-family
properties within the urbanized area, and allowing up to two units on each of the
new resulting lots without discretionary review and without a hearing, if the lot split
meets state and local criterion.
3. Allows the City to approve 24-month time extensions to Tentative Maps rather than
the current 12-month limit
The government code grants the City the authority to:
1. Deny applications pursued in accordance with these government code sections
based on health and safety issues or significant impacts on the physical
environment.
2. The law also allows cities to apply objective standards associated with the
construction of new units or the design of the subdivision.
Much of the City of Atascadero has constraints to development based on a variety of
factors. Fire safety, limited access, on-site wastewater overconcentration, historical
resources, and sensitive environmental resources present concerns that require additional
review and analysis. However, many west-side properties are outside of the Urbanized
zone and therefore are not eligible to utilize SB9.
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Analysis:
Staff has identified the following as areas of concern for adding new units in particular areas
due to:
1. Lack of availability of sewer service
2. Neighborhoods without accessible secondary emergency egress routes
3. Properties with average slopes of 30% or greater
4. Properties that include creeks, wetlands or sensitive habitat
5. Properties in locations of known archeological resources
6. Properties that include historic resources
These declared areas of concern have been taken into consideration in creating objective
standards to help preserve the health and safety of our community while maintaining
compliance with the California Environmental Quality Act (CEQA). SB9 requires that the
City approve a lot split or the addition of new units as a ministerial act. Therefore, the City
may not utilize CEQA to evaluate topics such as environmental impacts, health and safety
impacts, or impacts to historic resources. Therefore, these topics must be guided through
the implementation of objective design standards. The proposed amendments to the
Atascadero Municipal Code will replace the adopted urgency standards and adopt a set of
local objective standards and health/safety standards based on new HCD guidance and
City Council direction. City legal staff has evaluated the proposed code amendments and
has advised on specific topics.
Urbanized Area
SB9 and the resulting State law amendments apply to parcels zoned for single-family uses
that are within or partially within an Urbanized Area as defined by the US Census Bureau.
Atascadero is included on the El Paso de Robles (Paso Robles) – Atascadero, CA 27261
map. The area includes the east side of the City in addition to approximately half of the
west side. The boundary is not a parcel specific boundary and therefore, some pa rcels
may be partially within the Urbanized Area. State law mandates that parcels that are
partially within can apply for urban dwelling units or urban lot splits under SB9 providing
no other health, safety, or environmental concerns warrant limitations. SB9 does not apply
to any properties within multi-family zones, commercial zones, or mixed-use zones. The
law also allows cities to exempt lots within Planned Developments, even if the underlying
zoning is single-family.
Objective Standards
The government code allows cities to establish objective design standards for urban lot
splits and the construction of new Urban Dwelling Units (UDU). Other than lot size, the lot
splits must comply with the City’s Subdivision Regulations. The Atascadero Municipal
Code already contains standards for deep lot subdivisions (flag lots) and depth to width
ratios and these standards are repeated to the sections specific to urban subdivisions for
clarity. However, additional standards were included in the interim ordinance and are
recommended to ensure that adequate infrastructure is available, environmentally
sensitive areas are protected, and neighborhood character is preserved.
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The law also stipulates that development standards cannot hinder the ability of the owner
to:
• Construct an 800 square-foot unit;
• Or at least two units total on each lot created by an SB9 lots split.
The law, however, does not dictate a maximum unit size. The findings made by the State
for enaction of SB9 are based on assumptions that units constructed under these
provisions will be smaller and thus, affordable by design. As such, the City’s interim
ordinance included an 800 square-foot maximum for any new urban dwelling unit
constructed on a parcel. The City Council, while adopting this standard f or the interim,
directed staff to provide additional discussion and adjust this number to allow for some
flexibility to homeowners.
• Staff is proposing that the size limit for SB9 units be 1,000 square feet,
consistent with the standards for ADU’s.
Staff is proposing the following objective design criteria that will increase neighborhood
compatibility and health and safety:
1. All parcels must be zoned for single-family use and be within or partially within the
Urbanized Area, as designated by the US Census Bureau, and;
2. All Parcels must be connected to the City’s public sewer system or meet LAMP
standards for minimum parcel size, and;
3. All parcels with average slopes of 30% or greater must identify an accessible 1,500
square foot or larger building envelope of 15% or less for the resulting vacant parcel,
and;
4. Parcels with jurisdictional waters, known archeological sites, or sensitive
environmental resource areas shall be excluded, and;
5. All parcels containing a qualifying historic resource or qualifying historic structure shall
be excluded, and;
6. Urban Dwelling Units (any residential unit created in accordance with these
provisions) shall be a maximum of 1,000 square-feet of habitable area, and;
7. All parcels proposing an urban lot split shall comply with the City’s subdivision
regulations, and;
8. All properties shall show a minimum of one off-street parking space per unit unless
specifically exempted by state law.
Staff is recommending that objective design standards be included to ensure neighborhood
compatibility and to support quality design:
These include the following:
1. Covered front entries and/or front porches
2. Open space requirements that can accommodate a minimum of 200 square feet
of outdoor space per unit (open space refers to outdoor use areas such as
gardens, patios, decks, porches and yards)
3. Reduced footprint of the second floor to increase building articulation and
reduce overlook
4. Dedicated laundry and storage space in each unit
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5. Maximum lot coverage standards of approximately 60% per lot
6. Shared driveway standards for narrow properties
7. Minimum site access and parking standards
8. Maximum size of attached garages and accessory structures
These design standards would be in addition to mandated elements of SB9 law which
include:
1. Owner-occupancy requirements will apply to the existing owner/applicant in a
signed affidavit requiring at least 3-years primary occupancy following occupancy
and completion of unit.
2. Subdivision standards requiring that each resulting lot be approximately half the
size of the original lot (40% minimum)
3. Requirements that no rental or deed restricted affordable housing be demolished
to accommodate any lot split or second unit
4. Setback exceptions for existing structures on parcels proposed to be subdivided
(law allows for new lot lines to be as close as four feet to existing structures as
long as fire code and building code can be met).
5. Prohibition of short-term vacation rentals for new units created in accordance with
SB9.
6. Prohibition of ADU’s or JADU’s on sites that are developed to the maximum
standards allowed with SB9 (two units on each site).
7. Prohibition of further ministerial subdivisions on a site with a prior urban lot split.
SB9 recognizes the potential impacts to CEQA and particularly to historic resources.
Therefore, SB9 allows local jurisdictions to exclude properties that include listed historic
resources from SB9 lots splits and the development of UDU’s. State law requires that
these properties be identified and des ignated by a state or local ordinance. At this time,
the City’s General Plan identifies all Colony Homes and related structures as historic
resources that shall be documented and included in a historic preservation ordinance.
However, this General Plan program has yet to be implemented. Prior to adopting an
ordinance that lists all of the Colony Homes as historic resources, community outreach to
each of these Colony Home owners will need to be completed.
Health and Safety Considerations
State law grants local jurisdictions the authority to deny applications based on health and
safety concerns that cannot be mitigated. SB9 allows for the City’s building official to
determine when Health and Safety factors shall limit development and subdivision under
SB9. Specific criteria may also be adopted into a City ordinance. The City of Atascadero
contains a large area identified in high or very high fire severity zones, however, state law
specifically preempts this as a factor for denial providing the structure is bu ilt to current
building and fire codes that are designed to mitigate this impact. The law does allow for
consideration in neighborhoods that do not meet fire code for secondary access as this
cannot be mitigated through unit construction. The proposed ordinance would prohibit
urban dwelling units and urban lot splits in neighborhoods with dead end roads exceeding
the length of state standards. Many of these sites are already outside of the urbanized
area and therefore would not be eligible to use SB9 anyway.
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Fees, improvements and Exactions
New units built in accordance with SB9, whether on an existing site or on a new site created
from an urban lot split, are subject to City Development Impact and Wastewater Capacity
fees and do not qualify for incentives granted under existing ADU laws. Since SB9 lot splits
must be approved without discretionary conditions, typical road improvements such as
frontage improvements cannot be required prior to recordation of an SB9 lot split. However,
frontage improvements, if found necessary, can be required as a condition of occupancy of
a new unit on a site following an urban lot split.
Conclusion
This activity is a direct implementation of mandated policies of the City’s adopted General
Plan Housing Element. The State department of Housing and Community Development
(HCD) is required to review and approve any municipal code changes related to ADU’s
and JADU’s and may provide comment if code modifications do not align with HCDs
guidance and legislative intent. However, the state does not review the City’s codes
regarding SB9. It is to the City’s advantage to amend our code to adopt specific standards
that speak to our local conditions, especially recognizing health and safety impacts such
as fire and wastewater limitations. These proposed code amendments will implement an
identified Housing Element program, providing additional ADU development that will help
achieve our RHNA and comply with the latest updates to State law.
Next Steps
At this time, staff is seeking Planning Commission feedback on the following topics. The
Planning Commission shall also consider the City Council direction that has been offered
on these topics. Staff will return to the Planning Commission on July 5th with a code drafts
for Planning Commission review and approval.
Discussion Items
ADUs and JADUs
*Note: items that are required for health and safety or for state code interpretation
are not included in this discussion list.
1. Staff is suggesting the following size standards for ADUs:
a) Up to 850 square feet for a one bedroom or less ADU
b) Up to1,000 square-feet for any new ADU that includes two (2) or more
bedrooms
c) Up to 1,200 square-feet for properties 1.5 acres gross or larger when the
ADU does not exceed 50% of the floor area of the primary residence.
d) Staff is suggesting a that the footprint of an ADU and an attached garage
or accessory structure should not exceed 1250 square feet.
e) The Planning Commission should comment on the overall size of an ADU
and an attached accessory structure such as a garage or workshop that is
not designed as living space.
2. Should there be architectural standards that require items such as porches, second
story setbacks, architectural styles, or private open space standards?
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3. Staff is proposing text that would allow ADUs on properties between ¾ and 1-acre
that are surrounded by parcels larger than 1 acre where the average lot size within
a 1/4 mile radius is over 1-acre gross. This allowance may also require a property
owner to demonstrate on-site wastewater system operation and expansion by
certification from an engineer.
4. Staff is recommending an updated land use definition for multi-family to clarify that
multi-family zoned properties must be developed to density prior to construction of
an ADU.
5. Staff is proposing a new definition for a Residential Multi-Family project: More than
10 units per gross acre are considered a multi -family project, regardless of the
design of the units or whether the units are owned or rented.
6. Staff suggests amending the definition (9-3.500) for detached accessory structures
that are not considered dwelling units (ADUs), including standards for detached
offices and art studios, to Chapter 6, section 106: Residential Accessory Uses, so
that these structures are subject to the same state laws as ADUs.
7. Staff suggest updates to the land-use definitions related to mixed-use and multi-
family residential development for clarity on when ADU standards apply (9-3.500).
8. Staff suggests updates to the general definitions and development standards to
clarify setback standards (9-9.102).
9. Staff suggests modifications to existing planned development language to clarify
setbacks as they relate to ADUs (9-3.642).
SB9 discussion topics
1. Staff is proposing that the size limit for SB9 units be 1,000 square feet, consistent
with the standards for ADU’s.
2. All Parcels must be connected to the City’s public sewer system or meet LAMP
standards for minimum parcel size, and;
3. All parcels with average slopes of 30% or greater must identify an accessible 1,500
square foot or larger building envelope of 15% or less for the resulting vacant parcel,
and;
4. Parcels with jurisdictional waters, known archeological sites, or sensitive
environmental resource areas shall be excluded, and;
5. All parcels containing a qualifying historic resource or qualifying historic structure shall
be excluded, and;
6. All parcels proposing an urban lot split shall comply with the City’s subdivision
regulations, and;
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7. All properties shall show a minimum of one off-street parking space per unit unless
specifically exempted by state law.
8. Staff is recommending that the following objective design standards be included to
ensure neighborhood compatibility and to support quality design:
a) Covered front entries and/or front porches
b) Open space requirements that can accommodate a minimum of 200 square feet
of outdoor space per unit (open space refers to outdoor use areas such as
gardens, patios, decks, porches and yards)
c) Reduced footprint of the second floor to increase building articulation and reduce
overlook
d) Dedicated laundry and storage space in each unit
e) Maximum lot coverage standards of approximately 60% per lot
f) Shared driveway standards for narrow properties
g) Minimum site access and parking standards
h) Maximum size of attached garages and accessory structures
ATTACHMENTS:
1. SB 9 Interim (urgency ordinance)
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Attachment 1
DEVELOPMENT OF URBAN LOT SPLITS AND URBAN DWELLING UNITS
1. Purpose and intent.
It is the purpose and intent of this ordinance to implement the provisions of
Government Code sections 65852.21 and 66411.7, which mandates the City to
establish a ministerial process for approval of urban lot splits and urban dwelling units
and authorizes the City to establish certain requirements and standards for such
approvals, while protecting the public health, safety, and welfare of the community, such
as through orderly planning and aesthetic standards.
2. Definitions.
“Urban dwelling unit” means a dwelling unit established or proposed to be
developed in accordance with the standards, procedures, and requirements set forth
under Government Code section 65852.21 and this chapter, either as a primary or
secondary unit on a parcel.
“Urban lot split” means a subdivision or proposed subdivision of land established
in accordance with the standards, procedures, and requirements set forth under
Government Code section 66411.7, this chapter, and the procedures set forth in
Chapter 11-14 of this code.
“Primary Frontage” means the frontage of a property abutting a street.
“Secondary Frontage” means a second side of the property that abuts a street
and is parallel to the primary frontage.
“Corner street frontage” means a second side of the property that abu ts a street
and is perpendicular to the primary frontage.
“Individual Property Owner” means a natural person holding fee title individually
or jointly in the person’s own name or a beneficiary of a trust that holds fee title. This
does not include any corporation or corporate person of any kind (partnership, limited
partnership, limited liability company, C corporation, S corporation, etc.) except for a
community land trust (as defined by Revenue and Taxation Code Section
402.1(a)(11)(C)(ii)) or a qualified non-profit corporation (as defined by Revenue and
Taxation Code Section 214.15).
3. Urban Dwelling Units.
(a) Ministerial Review Process. An application for development of an urban
dwelling unit will be reviewed ministerially, without discretionary review or a hearing if it
meets all the requirements set forth in this section and after payment of all applicable
fees.
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(b) Location Requirements. An application for development of an urban dwelling
unit must meet all the following location requirement s:
(1) The subject parcel must be located in an area zoned for residential
single-family use and be within or partially within the urbanized area, as designated by
the US Census Bureau.
(2) The subject parcel must not be located in an area designated in
Government Code sections 65913.4(a)(6)(B) through (K). This includes, but is not
limited to, certain farmland, wetlands, hazardous waste sites, earthquake fault zones,
special flood hazard areas, regulatory floodways, lands identified for conservation , on a
site with a historic resource, and within or adjacent to habitats for protected species.
(3) The subject parcel must not be located within a historic district or
property, as set forth in Government Code section 65852.21(a)(6).
(c) Limitation on Demolition and Alterations. A proposed urban dwelling unit must
not involve demolition or alteration of:
(4) Housing that is subject to a recorded covenant, ordinance, or law that
restricts rents to levels affordable to persons and families of moderate , low, or very low
income.
(5) Housing that is subject to any form of rent or price control through a
public entity’s valid exercise of its police power.
(6) Housing that has been occupied by a tenant in the last three years.
(7) More than 25% of the existing exterior structural walls, unless the
housing has not been occupied by tenants within the last three years.
(d) Limitation on Parcels Withdrawn from Rental Market. A proposed urban
dwelling unit must not involve property withdrawn from rent al market under GC §7060
and following, within 15 years before the date that the development proponent submits
an application.
(e) Development Standards. A proposed urban dwelling unit must comply with
the following development standards:
(1) No more than two urban dwelling units per lot may be developed.
Primary dwellings, Urban Dwelling Units, Accessory dwelling units (ADUs) and junior
ADUs constitute units towards the maximum number of units.
(2) Maximum Size limitations shall be as follows:
(i) The maximum size of a proposed urban dwelling unit must
not exceed 800 square feet in floor area, including attached accessory storage
rooms or enclosed porches.
(ii) A dwelling unit, primary or secondary, that was established
on the lot prior to the submittal of a complete application for a development
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pursuant to this chapter may not be altered or expanded to a size greater than
800 square-feet, inclusive of any attached garage, storage space, or enclosed
parch.
(3) The minimum setback from the side and rear property line shall be
four feet. No setback is required for an existing, permitted structure or a structure
constructed in the same location and to the same dimensions as an existing, permitted
structure.
(4) The minimum setback for the primary street frontage shall be 25-
feet. The minimum setback for the secondary street frontage shall be 12.5 -feet. The
minimum setback for the corner street frontage shall be 10-feet.
(5) The minimum setback from an access way (flag or easement) shall be
10-feet.
(6) Any proposed urban dwelling unit must be connected to the City’s
public sewer system.
(7) Any proposed urban dwelling unit must be connected to a separate
water service (separate meter).
(8) There must be at least one off -street parking space per proposed
urban dwelling unit unless specifically exempted by state law.
(9) Private open space shall be provided for each residential unit at a
ratio of three hundred (300) square feet for units that provide 2 or less bedrooms. Each
bedroom in excess of two (2) shall require an increase of private open space by fifty
(50) square feet. The required front yard setback area shall not be used to satisfy the
open space requirement; however, side and rear setback areas may be utilized. The
minimum width of the private open space area shall not be less than ten (10) feet.
(10) Unconditioned Spaces. Structures such as garages and workshops
attached to urban dwelling units shall be accessory to the residential unit and shall be
limited to two hundred and eighty (280) square feet. Attached structures shall be
included in the maximum floor area of the unit.
(11) Two (2) story units built in accordance with urban dwelling unit
standards shall have a second floor that is limited to seventy-five percent (75%) of the
gross area of the first floor inclusive of any attached garage.
(12) Porches shall be provided for each new unit. Porches shall be a
minimum of six (6) feet deep and 8-feet wide.
(13) Lot coverage shall not exceed forty percent (40%) of the net lot
area.
(14) Each unit shall include the following:
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a) Three hundred (300) cubic feet of shelved storage area.
(Bedroom and entry/coat closets shall not count toward this
requirement);
b) Dedicated space for laundry facilities with hookups.
(15) All utilities shall be installed underground.
(16) Where the street frontage of a lot (or the combined street frontage
of the two lots created through an urban lot split) is 80 feet or less, all units on the lot (or
all units on both lots created through an urban lot split) shall share the same drive
approach and driveway.
(f) The subject property shall be owned solely by one or more individual
property owners.
(g) Denial Based Upon Adverse Impacts. The City will deny a proposed
urban dwelling unit if the building official makes a written finding, based upon a
preponderance of the evidence, that the proposed housing development project would
have a specific, adverse impact, as defined and determined in paragraph (2) of
subdivision (d) of Section 65589.5, upon public health and safety or the physical
environment and for which there is no feasible method to satisfactorily mitigate or avoid
the specific, adverse impact.
(h) Short Term Rental Limitation. Urban dwelling units developed under this
section may not be rented for a term less than 30 days. Prior to construction permit
completion, a covenant shall be recorded on each lot with a new urban dwelling unit
stating the terms of long term occupancy.
(i) Election of development standards. If necessary, objective zoning,
subdivision, or design standards will be set aside in the following order until
the site can contain two, 800 square foot units. Such standards will be set
aside in the following order until the site can contain two, 800 square foot
units:
a. Lot Coverage
b. Second Floor Area limitations
c. Porch requirement
d. Private open space
e. Setbacks to the degree allowed by State law
(i) A deed notification shall be recorded on all properties exercising
development per the provisions of this chapter as necessary to describe
these limitations.
4. Urban Lot Splits.
(a) Ministerial Review Process. An urban lot split parcel map application will be
reviewed ministerially, without discretionary review or a hearing, if it meets all the
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requirements set forth in this section and in accordance with the procedures set forth in
Chapter 11-14 of this code.
(b) Location Requirements. An urban lot split parcel map application must meet
all the following location requirements:
(1) The subject parcel must be located in an area zoned for single -family
use and be within or partially within the urbanized area, as designated by the US
Census Bureau.
(2) The subject parcel must not be located in an area designated in
Government Code sections 65913.4(a)(6)(B) through (K). This includes certain
farmland, wetlands, very high fire hazard severity zones, hazardous waste sites,
earthquake fault zones, special flood hazard areas, regulatory floodways, lands
identified for conservation, and habitats for protected species.
(3) The subject parcel must not be located within a historic district or
property, as set forth in Government Code section 65852.21(a)(6).
(c) Limitation on Demolition and Alterations. A proposed urban lot split must not
involve demolition or alteration of:
(1) Housing that is subject to a recorded covenant, ordinance, or law that
restricts rents to levels affordable to persons and families of moderate, low, or very low
income.
(2) Housing that is subject to any form of rent or price control through a
public entity’s valid exercise of its police power.
(3) Housing that has been occupied by a tenant in the last three years.
(d) Limitation on Parcels Withdrawn from Rental Market. A proposed urban
lot split must not involve property withdrawn from rental market under GC §7060 and
following, within 15 years before the date that the development proponent submits an
application.
(e) Development Standards. A proposed urban lot split must comply with the
following development standards:
(1) No more than two urban dwelling units may be developed per lot.
Accessory dwelling units (ADUs) and junior ADUs will be shall be included in the
maximum number of units. An urban dwelling development contains two residential
units if the development proposes no more than two new units or if it proposes to add
one new unit to one existing unit.
(2) The maximum size of a proposed urban dwelling unit shall not
exceed 800 square feet in floor area including any attached, enclosed storage rooms,
enclosed porches, or enclosed garage areas.
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(3) The minimum setback from the side and rear property line is four
feet. No setback is required for an existing, permitted structure or a structure
constructed in the same location and to the same dimensions as an existing, permitted
structure.
(4) Any proposed urban dwelling unit must be connected to the City’s
public sewer system.
(5) There must be at least one off -street parking space per proposed
urban dwelling unit unless specifically exempted by state law.
(6) All parcels proposing an urban lot split must comply with the
following design standards:
(i) Lot lines shall be at the top of slope banks.
(ii) Side lot lines shall be perpendicular to the street on straight
streets, or radial to the street on curved streets.
(iii) Lots with a ratio of depth to width greater than 3:1 shall not
be permitted.
(iv) All new lots shall have a minimum primary frontage width of
40-feet, unless approved as a flag lot subdivision.
(v) Where the street frontage of a lot (or the combined street
frontage of the two lots created through an urban lot split) is 80 feet or less, all units on
the lot (or all units on both lots created through an urban lot split) shall share the same
drive approach and driveway.
(vi) Flag lot subdivisions may be approved subject to the
following:
(A) The original lot shall have frontage on a dedicated
street with a minimum width of at least 65 feet;
(B) The accessway to the rear shall be at least twenty (20)
feet wide (developed to City standards), except where the accessway is more than one
hundred fifty (150) feet long, it shall be at least twenty-four (24) feet wide with twenty
(20) feet of pavement.
(C) The lot farthest from the street shall own the
accessway in fee. Other lots using the accessway shall have an access and utility
easement over it and a maintenance agreement shall be recorded with the final parcel
map.
(D) A reflectorized house number master sign shall be
located at the intersection of the street and accessway and individual reflectorized
address signs shall be placed on the right-hand side of the driveway to each individual
lot.
(8) All parcels with average slopes of 30% or greater must identify an
accessible building envelope of 20% or less for the resulting vacant parcel.
(9) All utilities shall be separate for units residing on separate parcels.
Multiple units on the same parcel may share utility connections unless prohibited by city
code for residential uses.
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(10) One street tree per 30-feet of primary frontage shall be installed.
(g) Denial Based Upon Adverse Impacts. The City will deny a proposed
urban lot split if the building official makes a written finding, based upon a
preponderance of the evidence, that the proposed housing development project would
have a specific, adverse impact, as defined and determined in paragraph (2) of
subdivision (d) of Section 65589.5, upon public health and safety or the physical
environment and for which there is no feasible method to satisfactorily mitigate or avoid
the specific, adverse impact.
(h) Short Term Rental Limitation. A unit located on an urban lot split approved
under this section may not be rented for a term less than 30 days. In conjunction with lot
recordation, a covenant shall be recorded on each lot with a new urban dwelling unit
stating the terms of long term occupancy.
(i) Compliance with the Subdivision Map Act. Urban lot splits must conform
to all applicable objective requirements of the Subdivision Map Act (Division 2
(commencing with Section 66410)), except as expressly provided in this section.
(j) Dedication and Off-Site Improvements. A dedication of rights-of-way or
the construction of offsite improvements for the parcels being created cannot be
required as a condition of issuing a parcel map. All required frontage improvements
shall be completed prior to or concurrently with a building permit for an urban dwelling
unit on either resulting lot.
(k) Fire Department & Utility Easements, An easement must be provided over
the front parcel to the rear parcel for access to the public right of way, providing public
services and facilities, maintenance of utilities, and (if required) fire department access.
(l) Owner Occupancy. The applicant for an urban lot split must sign an
affidavit stating that the applicant will occupy one of the housing units as their principal
residence for a minimum of three years from the date of the approval of the urban lot
split. This does not apply to an applicant that is a “community land trust,” as defined in
clause (ii) of subparagraph (C) of paragraph (11) of subdivision (a) of Section 402.1 of
the Revenue and Taxation Code or is a “qualified nonprofit corporation” as described in
Section 214.15 of the Revenue and Taxation Code.
(m) Residential Use Requirement. All uses allowed on a site subdivided as an
urban lot split must be limited to residential uses. This does not apply to an applicant
that is a “community land trust,” as defined in clause (ii) of subparagraph (C) of
paragraph (11) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code or
is a “qualified nonprofit corporation” as described in Section 214.15 of the Revenue and
Taxation Code.
(n) Non-Conforming Zoning Conditions. Nonconforming zoning conditions
are not required to be made conforming before approving an application.
(o) Prior Urban Lot Split. The parcel being subdivided may not have not been
established through prior exercise of an urban lot split. In addition, n either the owner of
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ITEM NUMBER: 3
DATE: 6/7/22
the parcel being subdivided nor any person acting in concert with the owner has
previously subdivided an adjacent parcel may have used the urban lot split process as
provided for in this section.
(p) Size Requirements. The urban lot split meets all of the following size
requirements:
(1) Both newly created parcels must be no smaller than 1,200 square feet;
(2) Both newly created parcels must be of approximately equal lot area,
which for purposes of this paragraph means that one parce l may not be
smaller than 40 percent of the lot area of the original parcel proposed for
subdivision.
(q) A deed notification shall be recorded on all properties exercising
development per the provisions of this chapter as necessary to describe these
limitations.
5. Appeals.
For the purposes of this chapter, decisions of the Community Development
Director or Building Official to appeal or deny an application may be appealed in
compliance with section 9-1.111 of the Atascadero Municipal Code.
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